OFFICIAL COMMUNITY PLAN
City of Cranbrook i
A2 Community Vision and Guiding Principles
A3 Community Engagement Process
A4 Regional Context
A5 Community Profile
SECTION B POLICIES
B1 Housing
B2 Social Well-Being
B3 Climate Action
B4 Food Security
B5 Economic Development
B6 Heritage, Arts, and Culture
B7 Parks and Recreation
B8 Environmental and Hazard Area
B9 Transportation
B10 Infrastructure
SECTION C LAND USE DESIGNATIONS
C1 LUD Table
C2 Residential
C3 Agriculture
C4 Commercial
C5 Industrial
C6 Institutional
C7 Parks and Recreation
C8 Tourist Recreation
C9 Airport
C10 Comprehensive Development
C11 Urban Holdings
SECTION D IMPLEMENTATION
D1 Action Plan
D2 Development Approval Information
D3 Temporary Use Permits
D4 Municipal Finance
D5 Actions
D6 Definitions
SECTION E DEVELOPMENT PERMIT AREAS
E1 Introduction to DPAs
E2 Multiple Unit Residential
E3 Baker Hill
E4 Neighbourhood Commercial
E5 Downtown Commercial
E6 Highway Commercial
E7 Industrial
E8 Airport Lands
E9 Steep Slopes
E10 Aquifer
E11 Environmental Protection
E12 Riparian and Foreshore
E13 Wildfire Protection
SECTION F NEIGHBOURHOOD PLANS
F1 North Sector
F2 Wattsville
F3 Wildstone
F4 St. Mary’s
F5 Slaterville
F6 Northern Area
SCHEDULES
Schedule 1: Land Use
Schedule 2: Agricultural Land Reserve
Schedule 3: Parks and Recreation
Schedule 4: Environmentally Sensitive Areas
Schedule 5: Hazard Areas
Schedule 6: Flood Risk
Schedule 7: Road Network
Schedule 8: Active Transportation Network
Schedule 9: Water Servicing System
Schedule 10: Sanitary Servicing System
Schedule 11: Stormwater Servicing System
Schedule 12: Aggregate Resources
Schedule 13: Multiple Unit Residential Development Permit Area
Schedule 14: Baker Hill Development Permit Area
Schedule 15: Neighbourhood Commercial Development Permit Area
Schedule 16: Downtown Commercial Development Permit Area
Schedule 17: Highway Commercial Development Permit Area
Schedule 18: Industrial Development Permit Area
Schedule 19: Airport Development Permit Area
Schedule 20: Steep Slopes Development Permit Area
Schedule 21: Aquifer Development Permit Area
Schedule 22: Environmental Protection Development Permit Area
Schedule 23: Riparian Development Permit Area
Schedule 24: Wildfire Development Permit Area
A SECTION INTRODUCTION
The OCP is Cranbrook’s Path to 2042 – a community planning document that will guide strategic decisionmaking pertaining to all aspects of growth and development in the City. It is intended to be a reference document for all members of the Cranbrook community to clearly understand how Cranbrook will evolve over time.
The OCP vision sets the framework for the entire OCP. All policy direction outlined in the plan stems from the vision. The vision was created based on feedback collectedfrom the community as part of the OCP process. It will guide growth and development in the community to 2042.
The OCP has a few key components: the Vision, Guiding Principles, Policies, Development Permit Area Guidelines, and Schedules.
The guiding principles provide a more tangible framework for implementing the vision. Each guiding principle speaks to at least one specific focus area for the OCP. The principles are intended to help guide decision-making and reinforce key direction. All policies included in the document will align with at least one of the guiding principles.
The policies are statements that implement the vision and guiding principles. They provide a course of action for achieving the overarching direction that the vision outlines.
A series of Development Permit Areas have been established in accordance with the Local Government Act to allow the City increased authority to protect the natural environment, improve form and character of new development, protect the public from natural hazards and potential safety threats, and promote water conservation. A set of guidelines may be applied to areas that have been designated as having one or more development permit areas at the time of construction of new development. Area-specific direction in the form of neighbourhood plans applies to particular areas of the community. These plans discuss in more detail what is envisioned for the neighbourhood in the future.
A series of figures is included in the OCP that align with the policy direction of or provide spatial context on one or more sections of the plan. These schedules may be used as a visual reference for the reader. The area identified within the municipal boundary represents the area covered by this OCP.
This Official Community Plan is Cranbrook’s Path to 2042.
Cranbrook is a growing community that continues to attract newcomers from across the province and the country. As the number of those wishing to make Cranbrook their home continue to increase, the importance of ensuring growth and development are conducted in a manner that is respectful of the community’s vision for the future becomes evermore vital. During the development of this official community plan, a community engagement process was facilitated that sought to understand what community members appreciate about Cranbrook and what they would like to see change in the future. The key themes that arose in the results of this feedback were translated into a vision statement that will guide development of the community through to the year 2042.
Our vision for the community is:
In 2042, Cranbrook is a thriving regional centre with a robust economy. It is known for its striking mountainous beauty, abundant access to outdoor recreation activities, small town feel, and strong sense of community. Cranbrook embodies a forward-thinkingmindset to manage growth and development and ensure resiliency and adaptation for future change, while maintaining a deep connection with its rich heritage. It is an attractive and affordable place for all.
A set of guiding principles were established in concurrence with the vision statement. These guiding principles all link back to the vision and aim to guide the policy direction outlined in this official community plan. They are informed by the input provided from community members during the engagement process for this OCP, members of the Advisory Committee, and Council. It is important to note that the guiding principles are presented in no particular order.
The guiding principles are as follows:
Beautify the community and cultivate vibrant neighbourhoods
The overall aesthetic of a community may not be the primary puzzle piece in ensuring residents may experience a high quality of life; however, beauty does play a role in one’s overall quality of life, along with both structured and organic opportunities for social interactions. Encouraging the cultivation of aesthetically pleasing community spaces and neighbourhoods will allow for increased social activity and overall community
Prioritize the revitalization of Downtown Cranbrook
Further establishing downtown Cranbrook as the community hub will in turn allow for residents and visitors alike to be better served by amenities and services. Development and initiatives that aim to attract and retain businesses, provide a range of housing forms, provide key community amenities and services, and facilitate community events and activities are all encouraged to further improve the vibrancy of the downtown area. Consideration for downtown’s unique built heritage will be key in enhancing the existing aesthetic of the area.
Continue to build a strong relationship with the Ktunaxa peoples
Cranbrook is located on the traditional, ancestral, and unceded territory of the Ktunaxa peoples. Strengthening the relationship between the Cityand the Ktunaxa Nation Council communitieswill allow for greater cohesion, integration,and celebration of the cultural values of the Ktunaxa and draw upon their wisdom in decision-making pertaining to the future growth and development of Cranbrook.
Promote complete communitiesand sustainable infrastructure management practices
Directing new development to occur within areas of the community that are already serviced by community infrastructure such as water, sanitary, sewer, and roads is key for reducing potential negative environmental, fiscal, and social impacts associated with new development. The City will prioritize infill development that may benefit from existing infrastructure services to allow community members to have better access to amenities as well as reduce costs associated with development that may be incurred by the municipality.
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays
Cranbrook is the largest community in the East Kootenays and as such, is home to most major retailers, civic amenities, recreational facilities, institutions, and employers. Considering opportunities to enhance this existing status will allow existing businesses to continue to thrive and prosper, while also ensure that the needs of both local and regional residents are better addressed.
Support the provision of affordable and attainable housing options for all residents
A sufficient supply of affordable and attainable housing is a challenge that is faced by many communities across the province. As Cranbrook continues to grow, this need will become evermore pressing if not sufficiently addressed to ensure that existing andnew residents alike have a place to call home. Encouraging a diverse array of housing types to meet the needs of all residents will ensure that Cranbrook is well-positioned to meet this critical need.
Protect and restore the natural environment
Cranbrook is known for its beautiful mountain views and surrounding natural environment that provides an abundance of recreational opportunities. It is integral that this environment is protected for the continued enjoyment of future generations, and in recognition of the significant benefits that it provides to our overall health as human-beings.
Provide a range of transportation options to enhance mobility for all ages and abilities
The primary mode of transportation in Cranbrook is the automobile. Despite the ease of convenience that the car provides, it is not an economically or physically attainable option for all, nor does it support reduction of greenhouse gas emissions. Enhancing the community’s active transportation network is key to ensuring that all members of the community are able to get around in a mode that is easily accessible.
Strengthen Cranbrook’s network of parks, trails, and open spaces
Access to outdoor recreational spaces and infrastructure is highly valued by Cranbrook residents and is a major draw for visitors to the area as well. Continuing to prioritize these recreational assets was identified as a top area of focus by the communityduring the engagement process for this official community plan. Enhancing existing spaces and expanding the network will allow for increased access to nature and positively impact the overall quality of life of residents.
Take action on climate change adaptation and mitigation
Our climate is changing and impacting how we go about our daily lives, affecting aspects such as where our food comes from, seasonal activities, how we get around, and where we live, amongst others. Determining how Cranbrook can best prepare and adapt to achanging climate is key to ensuring that a high quality of life is maintained for all residents and members of the community. Climate action and food security were identified as top priorities for the community during the engagement process for this official community plan.
Support partnerships to address inequities and social issues
Poverty, homelessness, addiction, poor or limited access to healthcare, unemployment, and racial segregation are amongst some of the challenges that members of the community are experiencing. While the City is not in a position to provide services that will assist those in need, they are able to advocate to the provincial government for improvements and partner with local and regional organizations that aim to positively serve the community. Collaborative solutions are needed to address complex social problems to ensure that all community members are able to enjoy and experience Cranbrook.
Prior to adoption of this OCP, the City last underwent an OCP update exercise in 2005 and 2006, with the previous bylaw being adopted in August 2006. Much has changed in Cranbrook since then, and as such, engaging with the community to understand how they view the city, what they like about it, and how they want it to grow and evolve into the future was a top priority for writing this OCP. As such, three rounds of engagement were facilitated by the City with the help of Urban Systems Ltd. -the consultant retained to assist in drafting the plan.
The three phases of engagement were as follows:
PHASE 1: Visioning
PHASE2: Land Use Concepts and Policy Priority Areas
PHASE3: Draft OCP
Throughout all three phases, the website www.cranbrook2042.ca remained the home base for the project, where information could be found on upcoming opportunities for participation, as well as educational materials on the project and surveys.
The objective of the first round of engagement was to draft a 20-year vision and set of guiding principles or goals for Cranbrook based on the overall sentiments heard from the community. A number of engagement opportunities were available to community members to answer the following questions:
What do you love about Cranbrook?
What do you want to see more of in your community?
What would you like to see changed in the next 20 years?
The key priorities or areas of focus that were identified for the community during this first phase of engagement were pertaining to transportation, community amenities, housing affordability, limiting tax increases, and addressing social issues. Some of these priorities, particularly those relating to roads, affordable housing, and social issues, were also identified as top challenges the community is facing that need to be addressed, in addition to revitalizing downtown and ensuring that equitable opportunities are provided to the next generation of Cranbrook residents.
The project team hosted a series of pop-up events at five locations in the community to chat with residents about their answers to these questions and the OCP. The pop-ups were hosted on October 29th and 30th, 2021 in these locations:
Aquatic Centre at Western Financial Place
College of the Rockies
Cranbrook Farmer’s Market
Real Canadian Superstore
Cranbrook Bucks game at Western Financial Place
The team engaged with a total of 85 community members at these events.
In addition to the in-person engagement opportunities, a survey was also hosted on the project website for nine weeks from October 28th, 2021 to January 3rd, 2022. This survey received a total of 212 responses.
The second round of engagement focused on seeking feedback from the community on key policy topic areas of focus for the OCP, including: housing, transportation, social matters, parks and recreation, and arts and culture, in addition to potential land use concepts for integrating higher residential densities.
The project team hosted a series of pop-up events at seven locations in the community to seek input on land use concepts. These pop-ups were hosted on August 5th and 6th, 2022 in the following locations:
Kootenay Grounds Café and Bookstore
Western Financial Place
City Hall Parkette
Cranbrook Farmer’s Market
Cranbrook Public Library
Summer Sounds at Rotary Park
Roller Skating at Cranbrook Curling Centre
In addition to the in-person engagement opportunities, a series of three surveys were hosted on the project website from August 3rd to September 11th, 2022. Approximately 98 community members responded to each survey.
Polling questions were also posted on the City’s Instagram account on September 6th, 2022 to capture high-level feedback and increase awareness of the project. These stories received 218 interactions and were available for 24 hours.
Three stakeholder workshops were hosted with invited members of the community to participate in discussion on the following topics:
Housing, Health, and Social Well-Being
Economic Development
Parks, Recreation, Environment, and Climate Change
Some of the key items raised by the community during this engagement process include:
Improvements to the delivery of healthcare services;
Increasing affordable housing stock;
Enhancing the City’s network of trails;
Providing more community events; and
Improving connectivity and safety amongst all modes of transportation in the city.
A complete first draft of the OCP was presented to the community at the end of 2023. Community members were encouraged to read the full plan or review summaries of each section to provide their feedback.
A collection of 12 surveys were available on the project website from November 20 to December 22, 2023. Each survey focused on a key section of the OCP, including:
Housing
Social Well-Being
Climate Action
Food Security
Economic Development
Heritage, Arts and Culture
The average number of respondents to each survey was 84.
Parks and Recreation
Environmental and Hazard Areas
Transportation
Infrastructure
Land Use Designations
Development Permit Areas
In addition, the project team hosted a pop-up booth at the 2023 Winter Market hosted at Western Financial Place. This event was held on November 25 and 26, 2023. At the booth, attendees were encouraged to review the draft OCP, ask questions, and provide written or verbal feedback to the team. More than 60 people stopped by the pop-up booth at the event.
The project team also received detailed comments and feedback on the OCP via email throughout this phase of engagement. A total of 10 email submissions were received.
Overall, the community largely demonstrated agreement with the policy direction outlined in the draft OCP, with the Heritage, Arts and Culture, Food Security, and Social Well-Being sections identified as having policies most in alignment with the community ’s vision. However, three policy sections were identified as conflicting with the community’s values – Infrastructure, Transportation, and Parks and Recreation. These concerns were largely focused on protection of the natural environment. Revisions to address these concerns were a primary focus of preparing the plan for adoption.
An Advisory Committee comprising appointed members of the community via an application process was formed at the start of the project to engage at key points in the OCP writing process. The Advisory Committee was engaged a total of 5timesthroughout the duration of the project at the following key milestones:
Project initiation – November 2021
Vision and goals formulation – January 2022
Council workshop direction – June 2022
Stakeholder workshops – October 2022
Draft OCP – November 2023
The contributions of the Advisory Committee to theformulation of this community plan are highly valued and appreciated by the project team.
The City of Cranbrook is located within the Regional District of East Kootenay. A Regional Sustainability Strategy (RSS) was adopted in 2014 to guide the Regional District’s strategic priorities particularly relating to sustainability principles. The Local Government Act requires communities where a Regional Growth Strategy applies to an official community plan area to include a Regional Context Statement within the applicable OCP. A Regional Sustainability Strategy is not a bylaw document that has been formally adopted by Council and therefore, the City is not required to completely align with its principles. Despite this, the table included below highlights the relationship between the policy direction of this OCP and the vision statements outlined in the RSS to demonstrate how Cranbrook’s policies may assist in achieving the Regional District’s goals.
Regional Growth Strategy Vision
Transportation
East Kootenay businesses, residents and visitors are well served by a multi-modal transportation network. The region benefits from capitalizing on existing transportation assets and developing local transportation options.
Environment
By balancing ecosystem function with natural resource management, the East Kootenay’s diverse, world class environment is protected and conserved.
OCP Guiding Principle(s)
Provide a range of transportation options to enhance mobility for all ages and abilities.
Protect and restore the natural environment.
OCP Policy
B9. Transportation
B3. Climate Action
B8. Environmental and Hazard Areas
B7. Parks and Recreation
C76. Parks and Recreation Land Use
Designation
E11. Environmental Protection Development Permit Area
E12. Riparian Development Permit Area
Regional Growth Strategy Vision
Economy
The East Kootenay sustains a diverse economy, where business growth and development are supported, the region’s location and lifestyle opportunities are capitalized on, and the natural environment is conserved.
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays.
Protect and restore the natural environment.
Prioritize the revitalization of Downtown Cranbrook.
B5. Economic Development
B6. Heritage, Arts and Culture
B7. Parks and Recreation
C4. Commercial Land Use Designation
C5. Industrial Land Use Designation
C6. Institutional Land Use Designation
C7. Parks and Recreation Land Use Designation
C8. Tourist Recreation Land Use Designation
C9. Airport Land Use Designation
C11. Urban Holdings Land Use Designation
E8. Airport DPA
E11. Environmental Protection DPA
E12. Riparian DPA
Community Planning
Community planning at the RDEK is supported by engaged, informed residents and strong interagency relationships. Up to date plans and policies inform consistent decision making by the Regional Board.
Solid Waste
Management of solid waste by the RDEK is cost effective, encompasses revenue generating opportunities, and invests in diversion activities. Best practices and public education are two of the tools used to improve services.
Continue to build a strong relationship with the Ktunaxa peoples.
Beautify the community and cultivate vibrant neighbourhoods.
Take actionon climate change adaptation and mitigation.
C. Land Use Designations
E. Development Permit Areas
B3. Climate Action
Regional
Growth Strategy Vision OCP Guiding Principle(s)
Infrastructure
Infrastructure services provided by the RDEK are high quality, safe and supported by partnerships. Long term planning accommodates unforeseen demands, community needs, and maintenance and replacement costs.
Agriculture & Food
Agriculture in the East Kootenay capitalizes on area assets to support local production and ensure food security. The ALR is managed by local government and the regulations respecting the processing, distribution and sale of local food are simplified.
Climate & Energy
The RDEK is resilient to climate extremes; green practices, technologies and alternative energy sources are broadly utilized.
Social Services
The RDEK uses excellent communication in order to meet regional goals and provide social services in a fiscally responsible manner.
Governance
Governance at the RDEK is undertaken by setting and adhering to strategic priorities. Sound decision-making and the policy setting process are achieved by establishing procedures to ensure openness, transparency and accountability.
Promote smart growth principles and sustainable infrastructure management practices.
B9. Transportation
B10. Infrastructure
Take action on climate change adaptation and mitigation.
B3. Climate Action
B4. Food Security
C3. Agriculture
Take actionon climate change adaptation and mitigation.
Support partnerships to address inequities and social issues.
B3. Climate Action
B4. Food Security
B2. Social Well-Being
While the community did not create a Guiding Principle that specifically speaks to governance, the OCP aims to achieve solid governance through implementation of the priorities identified that will guide Cranbrook’s future.
D. Implementation
Applications for development outside of City boundaries will be subject to coordination and discussion between the City and the Regional District to ensure that growth and development occurs in a manner that aligns with the intent of the Regional Sustainability Strategy.Applications for development on the urban fringe will generally not be supported until such time as the City andthe Regional Districtcomplete a coordinated intermunicipal/urban fringe growth plan to ensure development addresses any risks or concerns identified through the planning process.
Overview
The City of Cranbrook is located west of the Kootenay River and south of the St. Mary River, within the Regional District of East Kootenay (RDEK). Cranbrook was incorporated as a city in 1905 and is noted for its striking natural setting at the foot of the Rocky Mountains and title of “Sunniest City in BC”. Cranbrook is the largest urban centre in the Kootenay region.
Natural Environment
Cranbrook faces the Purcell Mountains to the west and the Rocky Mountains to the north and east. While much of the city is relatively flat, it is surrounded by a hilly landscape. There are many lakes in close proximity to Cranbrook, including Jim Smith Lake, Wasa Lake, Lazy Lake, Moyie Lake, Monroe Lake, Norbury Lake, and Elizabeth Lake. These lakes contribute to the community’s strong outdoors culture, providing opportunities for boating, fishing, and camping.
Indigenous Peoples of East Kootenay
The City of Cranbrook recognizes, acknowledges, and respects that this Official Community Plan area is located within the traditional territory of the Ktunaxapeoples. The Ktunaxa peoples have occupied the East Kootenay Region for 15,000 years. The Traditional Territory of the Ktunaxa Nation covers approximately 70,000 square kilometres within the Kootenay region of south-eastern British Columbia and historically included parts of Alberta, and the American states of Montana, Washington, and Idaho.
Population
The 2021 Census data returned 20,593 as the measured population for Cranbrook. This resulted in a population increase of 2.3% (546 persons) since the 2016 Census, from 20,047. Between the years of 2001 and 2011, Cranbrook’s average annual growth rate was 1 .8%. This rate saw a decrease between 2011 and 2021, when it averaged annually at 1%. In comparison, the Regional District of East Kootenay’s (RDEK) average annual growth rate was 0.07% between 2001 to 2011 and 1.6% from 2011 to 2021. Similarly, British Columbia also experienced an average annual growth rate of 1.5% between 2011 to 2020 (Figure 1).
Population growth for the City of Cranbrook from 2011 to 2021 is displayed in Figure 2. During the prior Census period (2011 to 2016), Cranbrook experienced an average annual growth rate of 1.17%. The city experienced a slightly lower level of growth between 2015 and 2017 as shown in Figure 2. Despite this, the city has seen an almost equal trend in growth rates since 2016 compared to the 2011 to 2016 Census period.According to BC Stats figures for 2017 to 2020 and the 2021 Census population,between the years of 2017 to 2021, the city’s population grew by 0.85%.
4,000,000 4,200,000 4,400,000 4,600,000 4,800,000 5,000,000 5,200,000
of British Columbia Population Estimates (2011 – 2020)
Population growth rate projections were retrieved from BC Stats for 2016 to 2020 to determine the fiveyear annual average growth rate. This growth rate was then compared to growth rates outlined in the City’s Official Community Plan (OCP) Bylaw No. 3632, 2008 and IICP Growth Projections completed by Urban Systems in 2014, to determine the growth rate to apply when projecting population for the OCP’s 2021-2042 horizon.
Based on historic and current population growth trends, for this exercise, a 0.85% medium population growth rate was applied to plan for Cranbrook through to 2042 (Table 1). For the 5-year period from 2017 to 2021, Cranbrook’s growth rate was 0.85%. This growth rate is also consistent with the growth rate used when calculating the City of Cranbrook Development Cost Charge Bylaw Growth Projections (20202040), which was adopted in early 2022. It is estimated that by 2042, a 0.85% growth rate will yield a population of 25,843 or an additional 4,208 residents (Figure 3).
Other population growth scenarios with projections to the year 2042 were calculated to provide a general overview of what Cranbrook’s population may be if growth occurs at a lower or higher rate than anticipated. A growth rate of 0.2% was applied for the low growth estimate, and 1.4% for the high growth estimate. These projections are shown in Table 1 and Figure 3. The low growth rate of 0.2% was chosen since Cranbrook experienced periods of low growth between the years of 2001 to 2006 and in the year 2011,when the annual growth rate was below 0%.
Since the community has not experienced negative levels of growth since 2011 and current urban-rural migration trends are pointing towards a continued steady rate of population growth, 0.2% was deemed to adequately capture a potential low growth scenario for Cranbrook, rather than a negative growth rate. The 4,502,104
Figure1:Province
Figure 2: Cranbrook Municipal Population Estimates (2011 – 2021)
high growth rate of 1.4% was chosen since Cranbrook experienced some periods of high growth between the years 2013 to 2015, when the growth rate was at a record high of 1.4%.
Age
A large portion of the Cranbrook population is over age 50, with a median age of 45.2 and an average age of 44.4. A significant proportion of individuals are aged 55-59 or over, with 75% of the population
Table 1:Cranbrook PopulationGrowth Scenarios (2021-2042)
Figure 3:Cranbrook Population Growth Projections (2021-2042)
falling into this age bracket. As of 2021, 30% of the population in Cranbrook was aged 65 and above, and 28% of the population was 19 and younger. As Cranbrook’s Collegeof the Rockies is planning furtherexpansion, the city could see a large increase in the percentage of the population aged 19 and younger and in those aged 20 to 24.
Other significant age groups include those aged 60-64 and 65-69. Males aged 60-64 make up the largest population group in Cranbrook. While the senior population may be the largest age cohort, it is important to recognize that a large portion of Cranbrook’s population is between the ages of 15 to 34. The population pyramid shown in Figure 4 demonstrates that Cranbrook’s population is becoming more top heavy, with fewer young people living in the city. This information is significant for the City to consider when planning for amenities needed to best serve the ageing population, such as health care and recreational facilities, as well as preferable housing types.
In the coming years, Cranbrook’s population distribution will largely depend on incoming populations. For instance, if the city experiences an increase in the number of people deciding to retire in Cranbrook without more young professionals and young families choosing to live here as well, the city could see the now cylindrical-shaped pyramid turn into the shape of an upside-down triangle; the older population will exceed the younger population. In contrast, if Cranbrook experiences a decrease in the numberof people relocating to the city to retire, the population pyramid will be more bottom-heavy with a prominent young population.
Based on the current Census information available, Cranbrook’s senior population is growing (64+ age demographic). While age demographics remain relatively consistent over time, it is expected that Cranbrook’s community composition will include a larger pr oportion of seniors. Other trends in the population pyramid show that Cranbrook may experience an increase in the number of children aged 0 to 4 years as established professionals aged 30 to 34 start to have children. The demand for family-oriented housingand other community services could depend on contributing factors such as employment opportunities and job availability for those in the 30 to 34 age group.
85 years and over
80 to 84
75 to 79
70 to 74
65 to 69
60 to 64
55 to 59
50 to 54
45 to 49
40 to 44
35 to 39
30 to 34
25 to 29
20 to 24
15 to 19
10 to 14
5 to 9
0 to 4
Figure 4: Cranbrook Population Estimates for Age Group Distribution by Sex (2021)
Average Age
44.4
based on Statistics Canada 2021 CensusData
Income
Largest Population Group Males
Aged 60-64
based on Statistics Canada 2021 Census Data
Median Age
45.2
based on Statistics Canada 2021 Census Data
Based on 2020 data, the largest pre-tax household income group in Cranbrook is $100,000 to $124,999 (8.35%). The smallest pre-tax household income group is under $5,000-$9,999 (0.23%). There are also a large number ofhouseholds earning between $150,000-$199,000 (10.3%) and $125,000-$149,000 (8.8%). The average total income of Cranbrook households in 2020 was $95,500. The median total income of Cranbrook households in 2020 was $80,000.
Figure 5:Household Pre-tax Income Groups in 2020 for Private Households in Cranbrook
$200,000 and over
$150,000 to $199,999
$125,000 to $149,999
$100,000 to $124,999
$90,000 to $99,999
$80,000 to $89,999
$70,000 to $79,999
$60,000 to $69,999
$50,000 to $59,999
$45,000 to $49,999
$40,000 to $44,999
$35,000 to $39,999
$30,000 to $34,999
$25,000 to $29,999
$20,000 to $24,999
$15,000 to $19,999
$10,000 to $14,999
$5,000 to $9,999
Under $5,000
Median household income is a more robust and accurate measure for summarizing income at the geographic level as compared to average householdincome since it is not affected by any extremely high-or low-income outlier households as shownin Figure 5.
Median total household income in 2020
$80,000
based on Statistics Canada 2021 Census Data
Education Level
Average household income in 2020
$95,500
based on Statistics Canada 2021 Census Data
Education levels are highly correlated with social determinants of health such as income, employment security, and socio-economic opportunity. As shown in Figure 6, almost two thirds (59.2%) of Cranbrook residents, between the ages 25 to 64, hold a postsecondary certificate, diploma, or degree. Of this population, the majority have a college, CEGEP or other non-university certificate.
20.5% of Cranbrook residents have a university certificate, diploma, or degree at the bachelor level or above. This is above the 16% from 2016. About a third (31.7%) of the Cranbrook population between the ages of 25-64 have achieved a secondary (high) school diploma or equivalency certificate as the highest level of education, with the remaining 9.2% of resi dents not having fully completed any formal education.
Figure 6: Highest Certificate, Diploma or Degree for the population of Cranbrook Aged 25 to 64 in Private households – 25% sample data (2021)
Post-secondary Education
Of the population aged 25 to 64 years (based on Statistics Canada 2021 Census Data)
Top 5 Ethnic Groups
Highschool Education 32%
Of the population aged 25 to 64 years (based on Statistics Canada 2021 Census Data)
Cultural characteristics can enhance our understanding of a community and provide important context for other indicators. Ethnic origin, language, and Indigenous identity are a few indicators that provide insight into a region’s cultural diversity. Accordi ng to 2020 data, the population of Cranbrook has ancestry from 95 different origins. Some may have ancestry from more than one origin. The majority of the Cranbrook population have European origins (79%). About a quarter of the population has other North American origins (10%) and 5% of the population has Northern American Aboriginal origins. Few members of the population have origins from other continental regions, including Asia, the Caribbean, and Africa (6.4%).
Figure 8: IndigenousIdentity for the Population in Private Households in Cranbrook, British Columbia (2021)
Figure 7:Ethnic Origin for the Cranbrook Population in Private Households (2021)
Inuk (Inuit)
There are 1,965 residents (9.9% of the population) in Cranbrook that identify as Indigenous. Just over 1,100 residents (56.2% of the Indigenous population) identify as Mètis. 790 Indigenous residents (38.9% of the population) identify as First Nation.
Languages
Industry
Cranbrook has a large variety of languages spoken throughout thepopulation. As of the 2021 Census, the top language spokenin private homes in Cranbrook isEnglishat 96.7%, followed by Punjabi (0.6%), French (0.18%), Korean (0.18%), and Spanish (0.15%).
In the City of Cranbrook, retail trade was the largest industry in 2021. This industry is closely followed by health care and social assistance. Cranbrook is a regional hub for the East Kootenays and therefore has many retail stores and health care facilities to serve the larger regional population. This can be inferred from the number of residents employed in the education sector. The construction industry has taken third place for top industries in Cranbrook. With the greater residential development, and a dire need for housing, it can be expected that construction will remain a primary industry. Cranbrookalso welcomes many tourists to the city due to its plentiful outdoor recreation opportunities. Tourism opportunities in Cranbrook provide justification for why the accommodation and food services industry is the fourth top employer for residents in the labour force.
Table 2: Industries in Cranbrook, British Columbia (2021)
Figure 9:Top Five Languages Spoken in Private Households in Cranbrook, British Columbia (2021)
Figure 10: Top 5 Industries in Cranbrook (2021)
Residential Growth
Household size is influenced by trends in health, longevity and migration; cultural patterns surrounding intergenerational co-residence, home leaving, cohabitation, marriage and divorce; and socioeconomic factors that shape trends in education, employment and housing markets. While Cranbrook’s total number of households have increased, the average household size has remained relatively the same for 10 years. Between the years of 2006 to 2021, the City experienced a slight increase in the number of 1person households and saw a decrease in the number of 4-person households. Changing family dynamics will ultimately increase the demand for small household housing options.
Table 3:Cranbrook Household Size (2006 -2021)
Historic Housing Starts
Table 5 above provides the number of new dwelling starts within a given year for both single-family dwellings and multi-family dwellings. Between the years 2014 to 2021, the average percentage of single family to multi family dwelling starts was 43% to 57%. The target that the City has established moving forward from 2023 is a 60% single-family, 40% multi-family housing split. With a rise in demand for multifamily developments, the City should look for opportunities to expand the multi-family housing stock. A number of housing developments currently underway in Cranbrook may increase the ratio of multi-family dwellings to single family dwellings in the coming years.
Table 4: Cranbrook Household Size Distribution (2006 -2021)
Table 5: Cranbrook Historic Housing Start Distribution (2014 -2021)
Table 6:Percentage of Dwelling Types, City of Cranbrook, 2021
Table 7:Percentage of Housing Types, City of Cranbrook, 2021
Projected Residential Growth
For the purposes of section473a)of the Local Government Act, Schedule 1 identifies the amount, type, and density of future residential development through Residential Land Use Designations. See Tables 9 and 10 for projected amounts.
Building permit data was retrieved from the Province, StatsCan Census Data, and the City to estimate the number of residential units to be developed over the next 20yearsfrom 2022 to 2042.A further breakdown into residential unit type (single-family, multi-family) was completed. Estimates for residential development were completed using data from 2006 to 2021.
As was completed for the residential projections earlier in this report, an 0.85% population growth rate was used to plan for Cranbrook through to 2042. For the 5-year period from 2015 to 2019, Cranbrook’s growth rate was 0.84%. This growth rate is also consistent with the growth rate used when calculating the City of Cranbrook Development Cost Charge Bylaw Growth Projections (2020-2040). Other population growth scenarios were calculated to provide a general overview of what Cranbrook’s unit growth may be if growth occurs at a lower or higher rate than anticipated. Projected residential unit growth for the years 2022 to 2042 is summarized in Table 10 below. Assumptions for the residential unit projections are summarized as follows:
Population growth rate: 0.2% per year (low), 0.85% per year (Medium), 1.4% (high)
Persons per household: 2.36 people per household. This is consistent with current rates (Table 4). Although, future population growth amongst young professionals and seniors may decrease the average household size even if Cranbrook experiences an increase in the number of young families. However, for the purposes of this projection, a household size of 2.3 was assumed.
Based on these assumptions, Cranbrook can anticipate a need for approximately 1,779 new residential units to meet the anticipated medium growth scenario population demand.
Table 8: Projected Residential Unit Growth Scenarios (2022 – 2042)
It is important to note that using household size to project future residential unit growth to 2042 may not be completely representative of the number of multi-family residential units that will be constructed in future years. Equally, increased levels of development may not necessarily result in more population growth (e.g. existing residents may move to newer units) and this high level of growth may not continue for the next 20 years.
The growth estimates for single-family and multi-family residential development over the next 20 years are summarized in Table 9.Assumptions for the residential unit projections breakdown to single-family and multi-family are summarized as follows:
Proportion ofsingle-and multi-familyresidential: 40% single-family, 60% multi-family. This is consistent with the average ratioof residential unitsover 5 years from 2015 to 2019 whichreflects a shift towards more multi-family construction in recent years. The previousOCP envisioned ashift from 70% single-family / 30% multi-family to 60% single-family / 40% multi-family in the City over the longer term. To achieve these goals,the City needs to shift towards more multi family forms of development.
Percentageoflow-density multi-family to high-density multi-family developmentis assumed to be a50%split.Inthe past,more low-density has been constructed, but in recent years there seems to be a trend to more high-densityconstruction.The 50%-50% allocation reflects this shift and provides a conservative middle ground for projections.
Applying these assumptions results in:
o 31-37 single-detached units constructed per year(at the 0.85% growth rate)
o 46-55 multi-family units constructed per year (at the 0.85% growth rate)
Housing Needs
Further to the previous section discussing projected growth in residential development, the City’s Housing Needs Report: Unit Need Estimate Update completed in 2023 estimates that approximately 1,415 additional units of housing will be needed in Cranbrook by the year 2031, or 145 new housing units per year).Thereport indicates that housing need is thegreatestfor low-income 1-person households, as shown in Table 11 below. The annual household income of those within this category is $15,000 to $39,999,equating to a monthly affordable housing allowance of$376 to $999 or $4,512 to $11,988 per year, which is approximately 30% of total household incomes for this group.
DID YOU KNOW?
The Canadian Mortgage and Housing Corporation defines housing as affordable and attainable when it comprises no more than 30% of a household's gross before-tax income.
Just overhalf(53%)of the estimated1,415 units required by 2031 are necessary to address Core Housing Needs largely experienced by very low-and low-income 1-and 2-person households in Cranbrook. The primary causes of this Core Housing Need are housing affordability and suitability. Further, while not identified as being in Core Housing Need, it is important to note that a number of above-average income 2-and 4+ person households are experiencing housing needs related to unit cost and size (number of bedrooms).
Table 9: Projected Residential Unit Growth (2022 – 2042)
Table 10: Summary of Residential Unit Projections (at 85% growth rate) (2022 – 2042)
Core Housing Need is a concept based on three housing standards: affordability, adequacy, and suitability.
Affordability assesses if households can afford housing by spending no more than 30% of their gross income on this necessity.
Adequacy assesses If the housing is in good repair.
Suitability assesses if the housing has a sufficient number of bedrooms to meet National Occupancy Standards.
Projected Employment Lands
Estimates for commercial, industrial, and institutional (ICI) development were completed using building permit data from 2006 to 2021 obtained from the City. Building permit data outlined construction values and gross floor area of new development. The amount of ICI development projected over the 21-year planning horizon was determined using both quantitative and qualitative analysis. To measure baseline
Table 11: Estimated Housing Need by Income Quintile and Household Size (2021-2031 Unmet Need + Projected Growth)
employment land development, yearly growth rates based on the past rates of new construction for each land use was extrapolated out for 21 years.
Industrial, Commercial, and Institutional Development Assumptions:
Past floor areaconstruction figures are based on new construction that would pay development charges, it does not include renovations or tenant improvements if these do not add floor area, since development charges are only paid for new buildings or additions to floor area.
Industrial: Includes buildings used for manufacturing and processing; transportation, communication and other utilities; and agriculture, forestry, mine,and mine mill buildings.
Commercial: Includes stores, warehouses, garages, office buildings, theatres, hotels, funeral parlours, beauty salons,and miscellaneous commercial installations.
Institutional and Government: Includes expenditures made by community and government organizationsfornew construction and additions tobuildings and structures(schools, police stations, fire halls, libraries, theaters, municipal buildings, churches, clinics,and other similar items).
Various Projection Periods were used to set the employment land rate for the future:
Applying the average rates for the past 10 years of growth (2012-2021) to the next 10 years (20222031): This results in a relatively low amount of growth since the past 10 years has experienced limited commercial, industrial, and institutional growth. Especially in years 2014 to 2019, the amount of ICI development was drastically lower than that of growth seen between the years of 2006 to 2013. Only in recent years (2021 to 2020) has development in ICI growth increased.
Applying the average rates for the past 16years of growth(2006-2021)to the 11-yearperiod from 2032 to 2042:This results in a high amount of growth since the numbers are inflated by some large construction projects in 2006 to 2009, which are likely not reflective of long-term trends.
Creating a hybrid approach by applying the rates from the past 10 years to the next 10 years and applying the 16-year growth average to the 11-year period following 2031: This results in a growth rate for the entire 2022 to 2042 period that reflects periods of both high and low growth.
Based on a review of the projection results, the hybrid approach is the most reflective of what long-term trends for employment lands development in the City of Cranbrook could look like. Growth for industrial, commercial, and institutional (ICI) development over the 20-year planning period is displayed in Table 13 below. An additional11,000m2 is anticipated in institutional development,55,000m2 in commercial development, and 27,000m2 in industrialdevelopment.
Table 12: Projected Industrial, Commercial, Institutional (ICI) Development
Outliers were removed from the building permit data to ensure an accurate projection. In the year 2020, theCollege of the Rockiesconstructed an expansion to their campus located in east Cranbrook. The City anticipates expansion of the regional hospital and continued expansion of the College in the years to come, however these developments are subject to federal and provincial regulations and are not captured the samein municipal records as other forms of institutional development.TheCollege expansion was
notincluded in the 2042 projection for institutional development; however,it should be noted that expansion of the College and the hospital are both anticipated to occur within the 2042 timeframe.
It was projected that the City could see 27,000 square metres of industrial development in the next 20 years. This projection is relatively low as it is based on historic building permit information only and does not capture Cranbrook’s full potential for industrial growth. The City is anticipating significant industrial growth at the Tembec and the Highway 95A Lands.
Tembec Lands
The Tembec lands are a 94.59-acre parcel of land located at 1479 Theatre Road. This parcel was previously used in Tembec’s operations and have significant potential to host new economic development opportunitiesin Cranbrook(Figure 11).
Cranbrook has historically relied on resource-based industries and regional commercial enterprises as the primary economic drivers. A shift in the community’s economic profile and logistics practices has created an opportunity to attract new industries to Cranbrook.
Projections previously completed by Urban Systems Ltd. in 2020 for the Development Cost Charges Bylaw Review and Update show that the Tembec lands could accommodate 46,100 square metres of industrial development over a 20-year time frame (2020-2040). This projection assumes a lot coverage area of 70%. Given the significant size of the subject property (30.27 hectares gross), bringing large new industrial buildings to market will prompt and attract the relocation of existing industrial uses on older industrial sites in other parts of Cranbrook and the East Kootenays. This relocation of businesses will then free up those older under-utilized industrial lands that may have the opportunity for redevelopment with possible alternative uses.
Highway 95ALands
The Highway 95A lands are a 60-acre parcel located south of the Canadian Rockies International Airport as shown on Figure 12. These lands are located in the Agricultural Land Reserve (ALR)and an exclusion is therefore necessary to facilitate development onthese lands. The Agricultural Land Commission granted the City tentative approval for an exclusionof these landssubject to rezoning approval.
Figure 11: Tembec Lands in Cranbrook, British Columbia
These lands are ideal for heavy industry, warehousing, logistics and transportation operations. It is important to note that the Highway 95A Lands have environmental constraints such as steep and unstable slopes. It has been determined through lidar dataand GIS (Geographic Information Systems) analysis that the total ‘developable’ area of the parcel is 17.6 hectares (before land is subtracted for roads and utilities). By subtracting an additional 20% from the developable area to account for roads and utilities, the developable area would decrease to 14.0 8 hectares. Using a building lot coverage ratio of 30%, 4.22 hectares of land would be available for development (42,249.18 sq. m). Additionally, if it is assumed that 50% of the parcelwill be developed within 20 years, the City of Cranbrook could see an increase in 2.11 hectares (21,124.59sq m.) of industrial development from this one parcel.
Figure 12: 95A Lands in Cranbrook, British Columbia
Future Employment Lands
Development projections for both parcels (Highway 95A Lands and Tembec Lands) werecombined to estimate the amount of industrial building construction thatmay occur which results in 67,000 square metres.The Tembec lands and Highway 95A lands, along with infill opportunities within the City of Cranbrook will likely meet the demand for industrial lands over the 2021-2042 time period.
Tembec Lands (approx. 46,000m2) + 4000 HWY 95A (approx. 21,000m2) = 67,000 m2
(Assuming 70% of the land area is developed by 2042)
(Assuming 50% of the land area is developed by 2042) of industrial development
Table 13: Industrial, Commercial, Institutional (ICI) Development by the Year 2042
B SECTION POLICIES
HOUSING
B1.1.Introduction
Housing is a critical need in Cranbrook, across the region, and the province. Policies within the OCP seek to achieveneighbourhoods that are compact, inclusive, and designed in a manner that provides accessible connections to everyday amenities and services. Ideally, Cranbrookoffers a diverse array of affordable and adequate housing options to existing community members and new residents.
To improve affordable housing in Cranbrook, many commented that they support higher-density developments, particularly in the downtown area, and would like to see morehousing across the community throughinfill development of existing neighbourhoods.Affordable housing, especially rental developments, was broadly seen as a key priority moving forward.
In terms of housing stock, community members want to see affordable housing options available, such as townhomes, apartments, and smallhomes.Encouraging a variety of housing options is seen as a key tool in improvingaffordable housing, and it was noted that zoning should be changed to reflect this. To diversify the housing stock in Cranbrook, participants also advocated forpolicies that support the provision of different housing types and update current development processes.
The need for more affordable, attainable, and diverse housing forms is affirmed in the City’s 2023 Housing Needs Report: Unit Need Estimate Update, which identifies a significant concentration of 1-and 2-person low-incomehouseholds experiencing Core Housing Need. Most of this need is distributed amongst renter, rather than owner, households with prevalence concentrated in young and old demographics, particularly amongst female one-person households.
Establishing incentivesthat encourage multiple-unit residential development wasalsocommonly notedby the community. Participants suggested reducing permitting costs, fees, and processing times for development applications proposing apartments, duplexes, and secondary suites, as well as introducing an incentive program.
Other considerations for housing raised by the community includedesignating areaswhereshort-term rentalsare permitted, allowing accessory dwelling units in all residential zones, expediting the rezoning process for communityhousing, expanding and clarifying the definition of infill housing, and extending the permit grace periodforsecondary suites.
This policy section aims to fulfill the OCP Guiding Principles:
Support the provision of affordable and attainable housing options for all residents
Notes:
Beautify the community and cultivate vibrant neighbourhoods
Prioritize the revitalization of Downtown Cranbrook
Promote smart growth principles and sustainable infrastructure management practices Support Partnerships to address inequities and social issues
Policies pertaining to economic development, including tourism, and job growth are outlined in section B5. Economic Development.
Policies pertaining to social, health, and emergency services are outlined in section B2. Social Well-Bring.
Policies pertaining to residential development, including permitted land uses, are outlined in section C2. Residential Land Use Designations.
Where multiple-unit residential development is proposed for residential lands, the Multiple Unit Residential Development Permit Area outlined in section E2shall apply.
B1.2.Policies
The City of Cranbrook shall:
1.2.1.General
a)Encourage a mix of housing types, including duplexes, triplexes, four-plexes, apartments, townhouses, small homes,secondary suites,and accessory dwelling units throughout the City.
b)Consider Zoning Bylaw amendments related to regulatory relaxations for market and non-market rental housing.
c)Review residential parking requirements in the Zoning Bylaw and consider reductions for market rental housing.
d)Recognize that it is important for the community to maintain a supply of rental housing of various types in locations throughout the City to meet the housing needs of different household types.
e)Facilitate development of higher-density housing in Downtown Cranbrook, as identified in the Downtown Revitalization Master Plan, that contributes to revitalizing the downtown core.
f) Acknowledge that existing traditional neighbourhoods largely comprising of single-detached housing forms will be subject to intensification as the City grows and a result of Provincial SmallScale, Multi-Unit housing initiatives, while ensuring that new forms of development are compatible with the existing neighbourhood character.
g) Encourage schools, parks, shops, and services to be located within walking distance of residential areas or in proximity to active transportation and/or transit networks.
h) Encourage new housing development to be multiple-unit residential development.
i) Encourage new multiple-unit residential development to include a variety of unit types (e.g. studio, 1-bedroom, 2+ bedrooms, accessible units, etc.) to support diverse household sizes and needs in the community.
j) Promote efficient use of existing infrastructure and land base by supporting residential development in areas serviced with municipal water and sewer.
k) Facilitate solutions for providing affordable rental and owner-occupied housing through the private sector, public-private partnerships, senior government support, long term leases, and donations.
l) Support the development of both market and non-market rental housing.
m) Consider establishing a residential rental tenure zone in the Zoning Bylaw.
n) Consider options for regulating short-term rentals on residential-zoned lands in the City to better protect long-term rental housing stock.
o) Continue to regulate strata conversion of existing housing units and encourage a review and update of the City’s Strata Conversion Policy if necessary to assist in achieving the City’s housing goals.
p) Continue to enact policies and regulations that encourage an adequate supply of affordable and special needs housing in the City that is safe, appropriately designed, and conveniently located to shops, services, and transit.
q) Ensure that a transitional buffer area is established between Light Industrial and Residential Zones as these areas are developed within the City to reduce potential conflicts.
r) Consider amending the Zoning Bylaw to develop specific landscaping standards and impermeable surface regulations for residential developments.
s) Applications to amend the OCP land use designations or rezone parcels to accommodate new residential developments will be considered in relation to the following objectives, if applicable:
a. Intensification of land uses and a mix of densities and dwelling unit types;
b. Consideration of Development Cost Charges, Community Amenity Contributions, and Amenity Cost Charges in accordance with section D4;
c. Dedication of parks and open spaces in accordance with provision of section C7.2.3 c);
d. Identification and preservation of environmentally sensitive areas;
e. Provision for connections to existing sidewalks, pathways, and trail networks;
f. Direct development to be within close proximity to existing transit corridors and ensure neighbourhood design can accommodate future transit opportunities;
g. Direct development to be within close proximity to daily needs and amenities (e.g. schools, places of employment, retail uses, community centres);
h. Opportunities for on-site stormwater management;
i. Lot and building locations to take advantage of passive-solar opportunities;
j. Opportunities for the integration of energy and water conservation measures in buildings and structures; and
k. Incorporation of water-efficient landscaping practices such as xeriscaping.
l. Lands within the Agricultural Land Reserve will not be considered for development unless endorsed or approved by the Agricultural Land Commission.
t) Requests for municipal boundary expansions will be reviewed on a case-by-case basis; however, priority will be given to the development of lands as per the provisions in section B1.2.1 s) above.
u) Consider opportunities to further expedite permitting procedures for development applications providing attainable ownership units, rental units, special needs housing, seniors housing, or congregate care facilities.
v) Apply conditional density rules at the discretion of the City to allow higher densities to preserve environmental features, or provide affordable housing, or when additional amenities are provided by the development in accordance with s.482 of the Local Government Act
w) Consider implementing a housing incentive program which offers municipal financial incentives such as reduced property taxes, DCCs, or density bonuses to encourage affordable multiple-unit residential development in or around the downtown area, as discussed in section D4 (Municipal Finance).
x) Consider establishing inclusionary zoning that will allow the City to require a portion of units in a new development to be allocated for affordable housing and consider allowing developers to meet inclusionary zoning requirements by providing cash in-lieu of affordable housing, or by building affordable housing on another site.
y) Consider establishing a Housing Reserve Fund and bylaw to collect cash in lieu from inclusionary zoning or conditional density rules from new development to be used towards affordable housing projects in the community.
z) Support implementation of the City’s Housing Strategy following the completion of the 2024/25 Interim Housing Needs Report to address future priorities pertaining to housing in the community.
aa) Complete an Interim Housing Needs Report by January 1, 2025, along with a full Housing Needs Report in 2028, and every 5 years thereafter, to reflect current housing conditions in the City. An update to the Official Community Plan should follow thereafter to address the identified needs accordingly.
bb) Update City policies and bylaws to reflect the findings and recommendations of the 2024/25 Housing Needs Report, as appropriate.
F O O D S E C U R I T Y
B 4 . 1 . I n t r o d u c t i o n
B 4 . 2 . P o l i c i e s
E N V I R O N M E N T A N D N A T U R A L
H A Z A R D S
B 8 . 1 . I n t r o d u c t i o n
B 8 . 2 . P o l i c i e s
C SECTION LAND USE DESIGNATIONS
L A N D U S E D E S I G N A T I O N S
The table below provides a high-level overview of the Land Use Designations comprising this Official Community Plan. These designations align with those shown on Schedule 1 and are described in more detail in this section.
Designation
Infill Residential
Medium-Density
Residential
High Density
Residential
Description
Low-density residential neighbourhoods allowing for increased densities through permitting small-scale multi-unit housing forms such as single-detached homes,accessory dwelling units, duplexes, townhouses, andplex developments.Small lots are encouraged.
Residential areaswithmedium densities in the form ofmultiple-unit residential development, including duplexes, townhouses, plex developments, and/or low-rise apartments. Small-scale ground floor commercial uses may be permitted.
Residential areas with high densities in the form of multiple-unit residential development, including townhouses, plex developments, and low-to mid-rise apartment forms. Ground-level commercial and neighbourhood commercial will also be considered.
Maximum Height / Density
2.5storeys
Up to 4 units per lot
4 storeys FAR max: 1.2 35-80 units/ha
Agriculture
Neighbourhood Commercial
6 storeys FAR max: 1.5 81+ units / ha
Lands within the Agricultural Land Reserve allowing for a variety of agricultural uses. N/A
Areas allowing for small-scale mixed-use commercial, service commercial, and retail commercial uses to support and complement community amenities, and service residential areas.
2 storeys FAR max: 1.0
Downtown Mixed Use Commercial
Highway Commercial
Implements the direction of the Downtown Revitalization Master Plan to create a mixeduse area allowing for medium- to high-density residential development, such as townhouses and apartments, along with active and vibrant commercial uses, civic uses, light manufacturing, and public parks and open space.
Commercial areas along the Highway 95 corridor that serve local, regional, and visitor needs, and are typically auto-oriented. This may include but is not limited togas stations, automobile repair shops, restaurants, accommodations, and small shopping centres.
8 storeys, depending on the Land Use District, as outlined in the Downtown Revitalization Master Plan
2.0
2 storeys FAR max: 1.0
General Commercial
Light Industrial
Heavy Industrial
Institutional
Parks and Recreation
Tourist Recreation
Comprehensive Development
Airport
Urban Holdings
Areas with a wide range of commercial uses, located outside of the highway corridor, residential areas, and downtown, including restaurants, retail, and service commercial uses.
Areas with a mix of light industrial uses featuring goods distribution, and storage.
Areas with heavy industrial uses such as goods manufacturing and processing, and transportation and terminal facilities.
Areas providing a wide range of services, amenities, and utilities for the community.
2 storeys FAR max: 1.0
Varies
Varies
Varies
Active and passive parks, trails, natural spaces, environmentally sensitive areas, and outdoor recreation facilities. Varies
Visitor-serving recreational amenities and businesses, including tourist accommodation, campgrounds, or RV parks. Varies
Specific properties that have received land use approvals based on a site-specific comprehensive development zone. Varies
Encourage the development of the Cranbrook Airport lands with uses that are appropriate for the site and surrounding areas to support airport operations and economic development.
Encourage the redevelopment of large parcels located along the highway corridor with uses that complement surrounding area and support greater economic activity.
Varies
N/A
B 1 . 1 . P o l i c i e s
The City of Cranbrook shall:
General
a) Foster complete communities. All new major development proposals must clearly address the following considerations:
i. Proximity to parks and/or greenspaces
ii. Proximity to daily needs and amenities (e.g. schools, places of employment, retail uses, community centres)
iii. Connectivity to alternative modes of transportation (e.g. cycling routes, transit stops)
b) Develop collaborative intermunicipal land use policies for development outside of City boundaries with the Regional District. This ensures that growth and development align with the intent of the Regional Context Statement.
c) Explore tools to incentivize development in the Victoria Ave Corridor, Downtown, and areas of the City designated for high-density residential uses, including but not limited to:
i. Revising the Development Cost Charges Bylaw to impose reductions for eligible forms of development.
ii. Establishing a Local Service Area for properties within the Downtown and/or along the Victoria Ave Corridor.
iii. Prioritizing infrastructure upgrades for these areas in the strategic plan and relevant master plans.
iv. Updating the existing Revitalization Tax Exemption Bylaw to:
a. Extend the exemption period and revise the exemption area to align with the boundaries of downtown outlined in the Downtown Revitalization Master Plan; and
b. Create a new exemption area that comprises parcels located within the Victoria Ave Corridor.
v. Cash-in-Lieu of parking contributions that may be collected for the provision of active transportation infrastructure.
vi. Review of the parking requirements in the Zoning Bylaw to explore opportunities for reducing off-street parking requirements for mixed use and multiple-unit residential developments in these areas.
Over the next 20 years, it is anticipated that Cranbrook will require approximately 1,800 new residential units, as discussed in section A5Community Context. This growth will come in a variety of housing types and densities, with new development anticipated to comprise approximately 1,100 new units in the form of multiple-unit residential development and 700 new single-detached dwellings.Small-scale multi-unit housing formswill be prioritizedto best accommodate residential growth in Cranbrook in a sustainable matter.
It is the intent of theResidentialLand UseDesignationsto provide direction regarding residential growth and development in Cranbrookand support new housing that contributes to a vibrant, affordable, and beautiful community. The policies outlined in this section generally apply to areas designated as Residential on Schedule 1Land Use Designationsand as specified for each of thethree ResidentialLand Use Designationsin Cranbrook, including:
Infill Residential
Medium Density Residential
High Density Residential
This Land UseDesignationaims to fulfill the following OCP Guiding Principles:
Notes:
Policies pertaining to community housingare outlined in section B1.Housing.
Policies pertaining to parks and recreation are outlined insection B7.Parks and Recreation.
Policies pertaining to community infrastructure, including water and sanitary sewer services,are outlined in section B10. Infrastructure.
Where development activities are proposed for lands identified to be within the Baker Hill neighbourhood, the Baker Hill Development Permit Area outlined in section E3shall apply.
Where multiple-unit residential development is proposed for residential lands, the Multiple Unit Residential Development Permit Area outlined in section E2shall apply.
The City of Cranbrook shall:
2.2.1.General
a)Applyconditional density rulesthrough the Rezoning process at the discretion of the City to allow higher densities to preserve environmental features, provide affordable housing, or when additional amenities are provided by the development.
b)Promote efficient use of existing infrastructure and land base by supporting infill and other new residential development in areas already serviced with municipal water and sewer.
c)New development shall meet City servicing standards, creating well-defined areas that represent a logical extension of infrastructure and services.
d)Development staging and the extension of infrastructure will be contiguous, efficient, and economical while having regard for potential environmental and ecological impacts.
e)Consider the following to determine if proposed small-scale multi-unit residential development is compatible with the existing neighbourhood form and character:
1.The height, size, and massing of buildings;
2.Proposed landscaping;
3.On-and off-site traffic circulation impacts, including parking; and
4.Technical aspects of the building including setbacks, privacy design features (e.g. window placement), and materials.
f)Require all multiple-unit residential development to conform to the Multiple-Unit Residential Development Permit Area Guidelines.
g)Require all residential development in the Baker Hill neighbourhood to conform to the Baker Hill Development Permit Area Guidelines.
h)Review the Zoning Bylaw to identify opportunities to better preserve the character of lots designated under the Heritage Bylaw or identified as having heritage significance on the City’s Heritage Register.
i)Ensure usable green space and amenity areas are provided for all new residential developments.
j)Encourage the development of pedestrian-friendly and active transportation infrastructure (e.g. sidewalks, bike lanes) as new residential development occurs.
k)Encourage new residential development to consider age-friendly and accessibility principles in the design and construction of units.
l)Prioritize the acquisition and development of new parkland based near special needs housing and other residential development, along with other criteria discussed in section C7, Parks and Recreation.
m)Discourage residential developments requiring downzoning or developments that do not take advantage of allowable residential densities.
n)Identify opportunities in the Zoning Bylaw for reducing parking requirements for residential units located near key amenities to encourage transportation via active modes.
o)Amend the Zoning Bylaw to develop specific landscape standards for residential developments.
p)Consider theestablishment ofminimum development densities in the Zoning Bylaw to ensure the most efficient use of land and infrastructure.
2.2.2.Infill Residential Designation Policies
a)Prioritize the development of multiple-unit residential housing forms over single-detached development.
b)Ensure new small-scale,multi-unit housingdevelopments are integrated into existing singledetached residential neighbourhoods in a manner that is compatible with the existing neighbourhood character.
c)Small-scale multi-unit housingdevelopments shall be designed in a manner that allows for suitable evacuation and emergency response access.
d)Consider subdivisionin existing low-density neighbourhoods to accommodate infill housing on smaller lots where possible and suitable.
2.2.3.MediumDensity Residential Designation Policies
a)Permitted housing types in the Medium Density Residential designation may includeduplexes,plex developments, townhouses, low-rise apartments (up to 4storeys), and small-scale ground floor commercial uses.
b)Accommodate neighbourhood commercial development in Medium Density Residential areas.
c)Review and update the Zoning Bylaw, where appropriate, to allow for a mix of lot sizes for parcels with the Medium Density Residential designation.
d)Ensure new multiple-unit residential development occurring in areas previously designated and characterized by single-detached residential development is integrated in a manner that is complementary to the existing neighbourhood character.
2.2.4.HighDensity Residential Designation Policies
a)Permitted housing types in the HighDensity Residential designation may include, -plex developments (5unitsor greater), and low-rise and mid-rise apartment buildings
b)Prioritize the highest levels of residential densities to be developed in and around Downtown Cranbrookandother areas designated for High Density Residential uses.
c)Avoid re-designatinglands to facilitateHigh Density Residential development where the area is isolated from existing daily needs, amenities, and infrastructure (e.g. schools, places of employment, transit networks, utilities, etc.).
d)Encourage High Density Residential developments to be located within a 10-minute walking radius of supporting land uses, including commercial and employment opportunities, parks and recreation areas, transit services, places of worship, community amenities (e.g. libraries, halls), and schools.
e)Encourageground-level commercial floor space and neighbourhood commercial uses on all lands designated as High Density Residential.
f)Revise the Zoning Bylaw to ensure that new High Density Residential development is required to provide pedestrian and cycling infrastructure through off-street parking requirements.
g)Locate and design new High Density Residential development in a manner that respects existing viewscapes.
h)Encourage lot consolidations to facilitate comprehensive development planning.
AGRICULTURE
C3.1.Introduction
The Cityhas a limited number of lands within the Agricultural Land Reserve, with approximately 392 ha within City limits as shown on Schedule 2. This comprises 12.4% of all land in Cranbrook. At the time of drafting this OCP, it did not appear that any of the lands within the Agricultural Land Reserve were being utilized for agriculture.Additionally, the City believes that many of the lands are not viable for agriculture. Therefore, the City supports the exclusion of all ALR lands within the City boundary (blockexclusion). Some non-agricultural uses in the ALR within the municipal boundary include a golf course, wellness centre, welding business, the College of the Rockies, and the City’s wastewater lagoons.
DEFINITION
The Agricultural Land Reserve (ALR) is a provincial zone in which agriculture is recognized as the priority use. Farming is encouraged and non-agricultural uses are restricted. The ALR protects approximately 4.6 million hectares of agricultural land across British Columbia.
The ALC exercises provincial stewardship over the Reserve to both protect agricultural lands from outright losses to urbanization and from no less damaging attrition due to incremental subdividing and intruding non-farm uses. All ALR lands are subject to provisions of the Agricultural Land Commission Act (ALCA), the Agricultural Land Reserve Use Regulation, the Agricultural Land Reserve General Regulation, ALC policies, and any orders of the Commission.
This Land Use Designation aims to provide guidance on the use of lands within the Agricultural Land Reserve and fulfill the following OCP Guiding Principle:
Promote smart growth principles and sustainable infrastructure management practices
Notes:
Policies pertaining to economic development are outlined in section B5. Economic Development. Policies pertaining to the environment are outlined in section B8. Environmental and Hazard Areas.
C3.2. Policies
The City of Cranbrook shall:
3.2.1. General
a) Support the exclusion of all Agricultural Land Reserve lands within the City boundary from the Reserve as identified on Schedule 2 and the redesignation of lands with the Agriculture Land Use Designation to a different Land Use Designation that best reflects the current and/or future use of the lands. Despite the City supporting exclusion of lands from the Agricultural Land Reserve, this policy or the possibility of exclusion has not been endorsed or approved by the Agricultural Land Commission and any applications will be subject to Commission approval.
b) Pursue entering into dialogue with the Agricultural Land Commission regarding options for the future use of Agricultural Land Reserve lands within City boundaries.
c) Consider impacts of proposed new residential development in existing urban/rural interface areas where agricultural activities may be occurring, including hobby farms, keeping in mind that agriculture is an industry that may have unpleasant impacts on nearby residences. Appropriate measures including fencing, vegetative buffering and building setbacks shall be considered for proposed residential development interfacing with agricultural lands in the interest of mitigating potential negative impacts.
d) Consider the use of setbacks and buffering between non-agricultural development and the ALR boundary on non-ALR land as per the Ministry of Agriculture and Food’s Guide to Edge Planning.
C O M M E R C I A L
C 4 . 1 . I n t r o d u c t i o n
The City of Cranbrook has two commercial districts – Downtown and the Highway Corridor. These areas are physically connected yet functionally and characteristically distinct. Downtown Cranbrook is bordered by Highway 95 to the west, 2nd St South to the south, 14th Avenue to Baker Park to the east, and 3rd Street North to the north. Baker Street is the heart of “old town” Cranbrook and throughout the downtown there are still several notable buildings remaining from Cranbrook’s early days. The downtown has a unique character and ambiance that enhances its pedestrian shopping appeal. The Downtown Revitalization Plan builds on downtown’s existing strengths and will encourage future development that continues to support its primary function as a hub for local and regional shopping, dining, and entertainment.
The commercial corridor surrounding Highways 3 and 95 is heavily oriented towards serving the needs of the traveling public and providing auto-oriented commercial uses for local and regional consumers. The corridor comprises a range of retail shopping centres, gas stations, fast food restaurants, hotels, auto repair shops, and automobile sales businesses. The stretch of Victoria Avenue north of 3rd Street North functions as a secondary commercial corridor for Cranbrook with a variety of retail and service uses.
Smaller commercial uses, such as neighbourhood-based convenience stores and restaurants, located throughout the City complement the Downtown and Highway Corridor.The development of new neighbourhood commercialuses in perimeter areas of the City such as Wildstone and Shadow Mountain is important to ensure these communities have easy access to commercial services and amenities.
A total of 55,000 sq. meters of new commercial development is anticipated for Cranbrook throughout the lifespan of this OCP (to 2042), as discussed further in sectionA5Community Context. To facilitate future commercial development, commercial lands with potential for further development should be identified through a separate planning process or inventory.
It is the intent of this section to guide commercial development in Cranbrook. The City has four Commercial Land Use Designations, as shown on Schedule 1:
Downtown Commercial
Highway Commercial
General Commercial
Neighbourhood Commercial
This Land Use Designationaims to fulfill the following OCP Guiding Principles:
Beautify the community and cultivate vibrant neighbourhoods
Notes:
C
4 .
Prioritize the revitalization of Downtown Cranbrook
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays
Policies pertaining toeconomic and job growth are outlined in section B5. Economic Development.
Where development activities are proposed for lands designated as Neighbourhood Commercial, the Neighbourhood Commercial Development Permit Area outlined in Section E4 shall apply.
Where development activities are proposed for lands designated as Downtown Commercial, the Downtown CommercialDevelopment Permit Area outlined in Section E5shall apply.
Where development activities are proposed for lands designated as Highway Commercial, the Highway CommercialDevelopment Permit Area outlined in Section E6shall apply.
2
. P o l i c i e s
The City of Cranbrook shall:
4.2.1.General
a)Expand and strengthen Cranbrook as the regional centre for commercial and tourist activity.
b)Promote commercial business retention and expansion to better service residents and visitors.
c)Review and update City policies pertaining to mobile food vending to better manage these and related uses.
d)Consider encouraging mobile street vendors such as food trucks to activate underutilized spaces in the downtown core.
e)Recognize the importance of integrating signage and landscaping in a manner that addresses the need for visibility and broader aesthetic appeal.
f)Continue to explore a variety of incentives, such as cooperation with the College of the Rockies horticulture program, service groups, and garden clubs, to encourage owner and tenants of existing commercial development to enhance landscaping on their property.
g) Review Home Business regulations in the Zoning Bylaw to enhance local employment and business opportunities.
h) Permit neighbourhood commercial development in residential areas at the intersection of arterial streets and/or collector streets. Commercial development that primarily serves the wider community is not supported in residential areas.
i) Consider preparation of a Commercial Land Use Strategy to determine available commercial land and floor space inventory as well as projected needs for commercial land, parcel size and location characteristics.
4.2.2. Downtown Commercial Designation Polices
a) Explore tax incentives to encourage new development in the downtown revitalization area, such as for the development of vacant land or the redevelopment of underutilized lands.
b) Promote an attractive and dynamic mix of complementary and pedestrian-oriented uses, including retail and service businesses, financial institutions, government and professional offices, housing above and below commercial floor space, arts and cultural activities, and inviting public spaces.
c) Ensure that access to downtown from the highway corridor is clearly marked both at the required turn-offs and well in advance. Encourage gateway features at these access points such as signage, public art, and landscaping elements.
d) Discourage the location of main branches of financial institutions, government, and private and public organizations, on sites outside of Downtown.
e) Support downtown revitalization by implementing the direction established in the Downtown Revitalization Master Plan.
f) Review and update relevant regulations in the Zoning Bylaw to align with the intent of the Downtown Revitalization Master Plan Collaborate with business leaders to support events, concerts, and festivals in the Downtown Area. Permit development in accordance with the direction outlined in the Downtown Revitalization Plan and Figure 1 Land use Concept, as follows:
creative manufacturing, live/work units, artist lofts, offices and retail
residential uses in the form of apartments, duplexes, townhomes, and other forms of -plex development with complementary commercial uses such as retail and offices
retail and institutional uses (e.g. retail, coffee roasters, restaurants, offices, banks, co-working spaces, start-ups, artists’ lofts/studios)
Special Plan Area
Civic
Redevelopment of existing parcels to accommodate accessory dwelling units for single-detached homes, small-scale multi-unit housing forms, and small-scale commercial uses.
Specified uses shall be determined through conceptual plan with landowner and the City. Commercial and residential uses are supported.
public amenities (e.g. library, open space, emergency services)
The Gateway Commercial, institutional and mixed usebuildings as well as complementary residential uses in the form of stacked townhouses and apartments. The Core: pedestrian-oriented uses, including retail and service businesses, government and professional offices, housing above and below commercial floor space, arts and cultural activities, tourist services and public spaces.
The Core Pedestrian-oriented uses, including retail and service businesses, , government and professional offices, housing above and below commercial floor space, arts and cultural activities, tourist services and public spaces.
3 storeys
N/A
2 storeys
3 storeys
8 storeys
4.2.3. Highway Commercial Designation Polices
a) Encourage private landowners along the highway corridor to provide frontage landscaping where possible.
b) Continue to provide a range of retail shopping centres, gas stations, fast food restaurants, hotels, auto repair shops, automobile sales, and other retail and service commercial uses on lands designated as Highway Commercial to serve the needs of the traveling public and locals.
c) Residential development along the highway corridor is not supported.
d) For any new developments, strive to re-orient intersections to Highway 3 to 90 degrees and eliminate direct private access to the highway.
4.2.4. General Commercial Designation Polices
a) Promote the following commercial uses:
i. shopping centre commercial uses (retail, offices, restaurants)
ii. service commercial uses (laundromats, nursery, gas stations)
iii. neighbourhood commercial uses (convenience store, restaurant)
b) Support the continued redevelopment of lands for commercial use that complement adjacent residential areas.
c) Create a distinct identity for different areas and types of commercial and industrial development through zoning regulations.
4.2.5. Neighbourhood Commercial Designation Policies
a) Limit neighbourhood commercial uses to small-scale retail businesses, restaurants and pubs, convenience stores, personal service uses (e.g. spas, barber shops, laundromats), and other similar small-scale commercial amenities that provide limited-service functions for surrounding neighbourhood residents.
b) Support small neighbourhood commercial centres designed to support local convenience shopping needs and restaurants in locations that serve specific residential neighbourhoods.
c) Promote pedestrian connectivity by providing public sidewalk access and encouraging the provision of safe cycling routes between the neighbourhood commercial buildings and the surrounding residential areas.
d) Establish building forms that are compatible with the scale of the surrounding residential areas.
e) Encourage commercial property owners to provide frontage landscaping that buffers residential uses from neighbourhood commercial development where possible.
Cranbrook is well positioned to substantively grow its industrial economy and activities over the next few decades. In 2015, the City invested in the tools and resources needed to attract investment capital. Following these efforts, the City experienced noticeable levels of growth in industrial development until 2020. Building permits for industrial development decreased in 2020, due in part to COVID-19, but exceeded pre-pandemic numbers in 2021.
Cranbrook offers a strong location within a national and internationaltransportation network, providing access to rail, highway, and aircorridors, as well asproximity to US-Canadaborder crossings. The availability of rail transportation is a strategic asset for attracting new investment in heavy industry requiring carload rail service or rail transload operations.
Transportation and logistics demand in the region is primarily derived from forestry, food products, concrete products, machine and welding shops, and some electronic manufacturing products. In addition, Cranbrook has emerged as a centre for business activity for the region, such as big box retailers. Most of this merchandise is imported through the Port of Vancouver and distributed to stores through dedicated large-scale distribution centres.
Cranbrook has many underutilized industrial properties; however, they are of relatively small size and therefore not amenable to large-scale developments often needed for manufacturing and logistics projects. Many parcels have poor site access, infrastructure, and municipal services challenges, and are candidates for redevelopment as alternative land uses.
During the engagement process for this OCP, community members indicated a desire for better screening of industrial development and beautification of industrial areas, as well as an interest in a truck bypass from the downtown area. It is the intent of this IndustrialLand Use Designationto provide direction regarding industrialgrowth and development in Cranbrook. The general policies discussed in this section aim to address the sentiments of the community pertaining to industrial development and apply broadly to industrialuses and activities in Cranbrook.Additional policies are noted that apply to only those lands with the IndustrialLand Use Designation.The policies outlined in this section generally apply to areas designated as Industrial onSchedule 1.
It is the intent of this section to guide industrial development in Cranbrook. The City has two Industrial Land Use Designations, as shown on Schedule 1.
Light Industrial
Heavy Industrial
This Land Use Designationaims to fulfill the following OCP Guiding Principles:
Notes:
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays
Policies pertaining toeconomic and job growth are outlined in section B5. Economic Development. Where development activities are proposed for industrial lands, the IndustrialDevelopment Permit Area outlined in Section E7shall apply.
The City of Cranbrook shall:
5.2.1.General
a) Expand and diversify Cranbrook’s industrial land base to provide sustainable and quality jobs.
b)Provide sufficient industrial lands for growth.
c)Position the City to take advantage of any unique economic opportunities or grant funding that may be available in the future by being project-ready.
d)Promote industrial activity that is clean, sensitive to the environment, compatible with or improves quality of life, and generates employment opportunities for residents.
e)Encourage higher technology industries that are suitable for location on industrial lands but may also be appropriate in other areas of the City.
f)Attract year-round industries that positively contribute to the existing economic drivers.
g)Locate new industries in suitable areas that avoid conflicts with other uses.
h) Consider developing an Industrial Land Use Strategy to further define the City’s projected needs for industrial land and identify available lands for future industrial development.
i)Cooperate with the Chamber of Commerce and industry organizations by sharing information, expertise, and resources aimed at fostering economic diversification and industrial innovation.
j)Continue to encourage screening of industrial buildings and promote the beautification of industrial areas.
k)Investigate options for diverting transport truck traffic away from Downtown.
l)Create a distinct identity for different areas and types of industrial development through zoning regulations that differentiate light industrial from heavy industrial uses.
m)Recognize that there are minimalsand and gravel deposits in Cranbrook,as set out in Schedule 12.One known deposit exists within City boundaries that is actively mined for aggregate.
n)Continue to rely on sand and gravel extraction enterprises located in the RDEK and other nearby communities for aggregateresources.
o)Support a master planning process to responsibly promote the intensification of large tracts of underdeveloped industrial property in Cranbrook.
p)Support the transition of lands in the Godderis Road and Theatre Road area to industrial should these lands become serviced by municipal infrastructure.
q)Obtain development approval information to identify potential impacts that new, expanded, or redeveloped industrial land uses may have on groundwater quality to assist in community decision making.
r)Consider environmental sustainability, visual appeal, functionality, and integration with the larger community for the development or redevelopment of Industrial lands.
s)Require a transitional buffer area between industrial lands and adjacent non-industrial land uses, such as residential development, to reduce potential conflicts.
t)Amend the Zoning Bylaw to develop specific landscape standards for industrial developments.
u)Retain industrial development opportunities on parcels with direct access to highway and rail corridors.
v)Discourage the conversionor utilization of existingindustrial-designated lands fornon-industrial land uses.
w)Residential uses are not supported on any landsdesignated for industrial purposes.
x) Explore opportunities to increase the City’s industrial land supply through brownfield redevelopment.
y)Revise terms in the Zoning Bylaw to reflect new and emerging industrial sectors.
z)Office uses will only be permitted as accessory to the primary use on all lands with an Industrial designation.
aa)Work with utility providersto ensure future capacity of key energy sources (e.g. electricity, natural gas, etc.).
5.2.2.Light Industrial Land Use Designation Policies
a)Direct light industrial growth and development to areas designated on Schedule 1-Land Use Designations as Light Industrial.
b)Permitted light industrial uses include vehicle sales and rentals, warehousing, wholesaling, light manufacturing, and offices.
5.2.3.Heavy
Industrial Land Use Designation Policies
a)Directheavyindustrial growth and development to areas designated on Schedule 1-Land Use Designations as Heavy Industrial.
b)Permitted heavy industrial uses include manufacturing, renewable energy, processing of waste materials and chemicals,and transportation and terminal facilities.
c)Require an impact assessment at-cost to the applicant for any proposed heavy industry rezoning or development permit application to protect public safety and mitigate environmental impacts.
d)Consider heavy industrial development on industrial designated lands only where negative impacts, including but not limited to noise, smoke, dust, hazardous materials, and traffic will be least obtrusive and/or can be most effectively mitigated.
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INSTITUTIONAL
C6.1.Introduction
Cranbrook has a number ofinstitutional uses that serve the community to enhance overall well-being. These uses will continue to play an increasingly important role as the community continues to grow and demand for public facilities increases. Currently there are ten public schools in Cranbrook plus the Junior Alternate Program and Community Learning Centre, and a further three private schools. The Cranbrook Public Library, another important public facility, opened in December 2006.
The Citymust consider the unique needs of different demographic groups for community services, and how projected changes could increase demands onexisting institutionalfacilities and services. Engagement participants expressed that they value many of the services provided through institutional lands, including the library and schools. However, there was also a clear desire to improve access to these facilities throughout the community.
It is the intent of this Institutional Land Use section to provide direction regarding institutional growth and development in Cranbrook. The policies outlined in this section generally apply to areas designated as Institutional on Schedule 1Land Use Designations. The General Policies discussed in this section apply broadly to institutional uses and activities in Cranbrook, whereas the Institutional Designation policies apply to only those lands with the Institutional Land Use Designation.
This Land Use Designationaims to fulfill the following OCP Guiding Principles:
Beautify the community and cultivate vibrant neighbourhoods
Notes:
Promote smart growth principles and sustainable infrastructure management practices
Policies pertaining to health, emergency services, and senior careare outlined in section B2. Social Well-Being.
Policies pertaining to parks and recreation are outlined in section B7. Parks and Recreation.
C6.2. Policies
The City of Cranbrook shall:
6.2.1. Education
a) Continue to involve School District No. 5 in the review of residential development proposals to help the school board determine the location, amount, and type of new school facilities or expansions that may be required.
b) Work with School District No.5 to identify opportunities for increasing community use of schools, and when new schools are constructed, collaborate on the design of spaces that will support community uses.
c) Communicate with the school board about the potential for the City to require payment of school site acquisition charges by proponents of eligible development for the purpose of providing funds to assist the school board to acquire school sites in accordance with the provisions of the Local Government Act.
d) Support the College of the Rockies, and Regional District of East Kootenay as necessary, in ensuring there is an adequate supply of land available to accommodate college expansion when required.
6.2.2. Cranbrook Public Library
a) Enhance and promote the Cranbrook Public Library as a cultural and educational amenity for the local and regional community.
6.2.3. Institutional Designation Policies
a) Promote a variety of public, non-profit, or utility uses, including: schools, churches, public health facilities, community care facilities, fire halls, libraries, post offices, government buildings, and utility services such as water, sanitary sewer, hydro, etc.
b) Direct institutional uses to areas designated as Institutional on Schedule 1.
c) Ensure a high standard of design for all institutional development by encouraging new development to closely follow the Downtown Commercial Development Permit Area Guidelines.
d) Adhere to the City’s Accessibility Plan by providing ensure accessibility infrastructure at all existing and new institutional development to ensure these spaces may be reasonably accessed by all.
e) Encourage new development to be compatible with the surrounding neighbourhood.
f) Explore the feasibility of developing an organic waste facility.
g) Lands within the Agricultural Land Reserve will not be considered for non-farm uses or development unless endorsed or approved by the Agricultural Land Commission.
PARKS AND RECREATION
C7.1.Introduction
Parks and recreation are an essential part of the fabric of Cranbrook. These usesenhance overall community well-beingby encouraging healthy lifestyles, providing opportunities for social gathering and cultural events, protecting natural spaces and habitats, and supporting beautiful, complete communities. Lands designated for parks and recreation purposes will continue these critical functions as the community grows and changes.As such, parkland and recreation spaces must be adaptable to serve evolving needs, support new development, and adapt to a changing climate.
Some of the major parks and recreation spaces in Cranbrook include indoor spaces such as Western Financial Place, Kinsmen Arena, and Memorial Arena, and parks like Rotary Park, Moir Athletic Centennial Park, Idlewild Park, Baker Park, Balment Park, and Kinsmen Quads. Each of these amenities play an important role in providing diverse activities and spaces to Cranbrook residents, and should be appropriately protected, maintained, and enhanced.
It is the intent of this Parks and RecreationLand Use Designationto provide direction regarding parks and recreation landgrowth and managementin Cranbrook. The policies outlined in this section generally apply to areas designated as Parks and Recreation on Schedule 1Land Use Designations.
This Land Use Designationaims to fulfill the following OCP Guiding Principles:
Strengthen Cranbrook’s network of parks, trails, and open spaces
Provide a range of transportation options to enhance mobility for all ages and abilities
Beautify the community and cultivate vibrant neighbourhoods
Protect and restore the natural environment
Notes:
General policies pertaining to parks and recreation are outlined in section B7. Parks and Recreation.
Policies pertaining to overall community health and well-being are outlined in section B2. Social Well-Being.
Policies pertaining to active transportation are outlined in section B9. Transportation.
Policies pertaining to institutional land uses are outlined in section C6. Institutional.
C7.2. Policies
The City of Cranbrook shall:
7.2.1. General
a) Establish a system of parkland in the City which includes:
1. Destination Parks that attract residents and visitors from the entire community and beyond.
2. Community Parks that serve several neighbourhoods, and include a range of recreational facilities, such as playgrounds, walkways or trails, parking lots, and sports fields.
3. Neighbourhood Parks that help to form the visual, physical, and social focus of a neighbourhood.
4. Open Space that includes parkland that primarily consists of natural features such as: grasslands, forests, watercourses, and hillsides, as well as other green space that is underdeveloped or does not support a significant amount of use.
5. School sites that contain green space that is a portion of public school sites, which is considered in the Parks and Recreation Master Plan, though separate from the overall park system as they are not managed by the City and are designated Institutional in the Official Community Plan, as per section C6.
6. Regional Parks that are owned or managed by the RDEK and are important in providing recreational opportunities for both local and regional residents.
b) Allow for a range of active park uses, where appropriate in Destination, Community, and Neighbourhood Parks, including playgrounds, sports fields and courts, dog parks, multi-modal trails, and recreational and cultural facilities.
c) Allow for a range of recreational and cultural facilities that support diverse activities and indoor and outdoor spaces for use by Cranbrook residents and visitors alike.
d) Aim to provide most residents with access to a Destination Park, Community Park, Regional Park, School site, or Neighbourhood Park, within a 5-minute (400 metres) to 10-minute (800 metres) walk.
e) Permit community gardens as an accessory use on park and recreation lands as deemed appropriate by the City.
f) Ensure that new or upgraded playground equipment conforms to current safety standards. Consideration for the provision of such equipment may involve consultation with user groups and related agencies.
g) Obtain ownership of park, trail, and conservation areas, as opposed to statutory rights-of-way where possible.
h) Encourage the development of trails that connect Parks and Recreation lands to other parks and open spaces, local amenities, and key community destinations.
i) Provide equitable access to recreation facilities for all community members.
j) Lands within the Agricultural Land Reserve will not be considered for non-farm uses or development unless endorsed or approved by the Agricultural Land Commission.
7.2.2. Existing Parks & Recreation Facilities
a) Continue to upgrade and maintain existing parks to meet the needs of residents and visitors alike and based on the recommendations of the Parks and Recreation Master Plan.
b) Protect public rights-of-way and trails throughout the City from encroachment.
c) Complete upgrades to the Moir Centennial Athletic Park as outlined in the 2016 Parks and Recreation Master Plan.
7.2.3. Future Parks & Recreation Facilities
a) Consider creating an urban park and Welcome Plaza along the highway frontage running from 3rd Avenue to King Street and with improved pedestrian connections across the highway.
b) Establish adequate park space through land dedication at the time of subdivision or by payment in lieu of land dedication to a maximum of 5% of the total land area in accordance with the provisions of the Local Government Act
c) Consider allowing parkland dedication of less than 5% of the total land area to be subdivided where contributions in the form of parkland improvements are proposed by the applicant.
d) Consider the following in selecting between park dedication in the form of land or payment in lieu of land dedication:
1. existing park space sizes and location distributions
2. existing and projected population distribution
3. access, maintenance requirements and related efficiencies
4. minimum size requirements for effective use
5. relationship to the Transportation Master Plan and any active transportation network planning studies or reports.
e) When more park or natural open space is dedicated by a Developer than is required by the Local Government Act, consideration may be given to a housing density bonus in accordance with the applicable Residential policies of this Plan.
f) Prioritize the acquisition and development of new parkland based on the location’s proximity to:
1. schools and post-secondary institutions
2. special needs housing and other residential development
3. existing municipal or regional parks, public facilities, and recreation areas
4. natural features and public trails that may benefit from, or add to the amenity value of, a future park.
g) Establish the following criteria for new parks and conservation areas in the planning of subdivisions and new developments:
1. Strive for a minimum of one community park within 800 metres and neighbourhood parks within 400 metres of each resident, with connecting trails, located as needed to meet sitespecific conditions
2. Establish new community parks that include natural or naturalized areas, recreation amenities and sports fields
3. Lay out community and neighbourhood parks to include trails that provide continuous connections through the development, with links to external trails to parks, schools, and other destinations
4. Locate community and neighbourhood parks with pedestrian access from all four sides if possible
5. Locate community and neighbourhood parks with significant street frontage to a local or collector road on at least one side
6. Use the minimum sizes in the context section below for community and neighbourhood parks
h) Designate land adjacent to Joseph Creek as Parks and Recreation to facilitate continued acquisition of rights of public access to Joseph Creek. This may take the form of park dedication at the time of subdivision, purchase, or registration of easements or statutory rights-of-way. Existing land uses are permitted on land with no existing public access.
i) Require that public access to watercourses be maintained and enhanced for public enjoyment when considering development applications. Where access is physically and financially prohibitive, consider creating park and open space nodes along a watercourse where practical.
j) Natural Open Space includes dedicated or covenanted areas which should remain undeveloped due to their physical features such as steep slopes, ravines, watercourses, sensitive plant communities, unstable soils, etc. When land is deemed to be unsuitable for either park or development due to slope or other terrain issues, the Developer will be encouraged to dedicate the land as a natural, undeveloped open space within or around the development, in addition to the required dedication. The recreational use of natural open space is primarily intended to enjoy and interpret the natural environment.
TOURISTRECREATION
C8.1.Introduction
Tourism is an important part of Cranbrook’s economy, providing opportunities for visitors to share in the beauty and vibrancy of the City and its surrounding areas.
This policy section aims to provide recreation opportunities for visitors and residents alike, while supporting the tourism sector of Cranbrook’s economy.
This Land Use Designationaims to fulfill the Guiding Principle of this OCP, Enhance Cranbrook’s status as the economic regional hub for the East Kootenays, by providing recreation opportunities for visitors and residents alike, whilesupporting the tourism sector of Cranbrook’s economy.
Two sites are currently designated as Tourist Recreation, the Rocky View Campground and Mission Hills Golf Course. These lands provide important recreational amenities, with a limited number of similar visitor-serving businesses found in the City.
This Land Use Designation aims to fulfill the following OCP Guiding Principles.
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays
Notes:
Policies pertaining to the local economy and tourismare outlined in section B5. Economic Development.
Policies pertaining to parks and recreation are outlined insection B7. Parks and Recreation.
C8.2. Policies
The City of Cranbrook shall:
8.2.1. General
a) Promote a range of tourist accommodation uses, including hotels, resorts, campgrounds, and recreational vehicle parks, amongst others, on lands designated for Tourist Recreation where similar tourism-oriented uses already exist.
b) Ensure tourist accommodation uses do not compete with opportunities to provide long-term housing on lands designated as Infill, Medium-Density, or High-Density Residential.
c) Explore expanding the Tourist Recreation designation to include more tourism-oriented uses.
d) Explore the opportunity for regulation of short-term rentals in Cranbrook reduce potential impacts on the primary forms of tourist accommodations noted above, as well as prioritize these types of accommodations over short-term rentals.
e) Develop comprehensive design guidelines to ensure a high standard of design and development for new recreational vehicle park and campground developments for the travelling public.
f) Encourage uses that diversify tourism commercial activities beyond the traditionally strong summer activities to create four-season commercial attractions for residents and tourists.
g) Review applications for Tourist Recreation uses on a site-specific basis as these may be proposed on lands that are not designated as Tourist Recreation and may require an amendment as such.
h) Review regulations in Zoning Bylaw No.3977, 2019 pertaining to tourist accommodations.
i) Conduct a Tourist Recreation Land Use Inventory and/or Tourism Lands Strategy to ensure the City has a sufficient supply of appropriately sized and serviced investment-ready lands to accommodate hospitality and tourist recreation land uses.
j) Explore opportunities to create iconic tourism assets within the City of Cranbrook and the Regional District of East Kootenay.
k) Lands within the Agricultural Land Reserve will not be considered for non-farm uses or development unless endorsed or approved by the Agricultural Land Commission.
A I R P O R T
C 9 . 1 . I n t r o d u c t i o n
The Canadian Rockies International Airport (CRIA) serves as the transportation gateway, connecting the residents of Cranbrook, Kimberley, Fernie, Sparwood, Creston, Nelson, and the Greater Kootenay Region with the rest of the world. The CRIA also provides an important economic linkage to the Kootenays, in support of tourism, local businesses, natural resource industries, and regional educational and medical services.The airport functions as a prime catalyst for economic growth and diversification in the East Kootenays which can be achieved through expanding commercial passenger air serviceandthe provision ofcomplementary commercial businesses.
The CRIA has adopted Canada’s Aviation Action Plan 2022-2023 goal of net-zero greenhouse gas (GHG) emissions by 2050. At the time of writing this OCP, the CRIA was in the process of developing a sustainability plan, which will further detail its approach to emission reductions.
The Airport lands are composed of four distinct permitted use areas, including the following:
Aerodrome (Area 1) – Lands used for flight and terminal operations
Airside Commercial (Area 2A & 2B) – Airside aircraft operations, support services and commercial uses
Groundside Commercial (Area 3) – Groundside air services, hospitality, and commercial uses
Development Reserve (Area 4) – Future airside commercialIt is the intent of Airport designation is to encourage the development of the Cranbrook Airport with uses that are appropriate for the site and surrounding areas. The Airport designation, as shown on Schedule 1, applies to the airport lands and is intended to accommodate all administrative and operational needs of the airport and allows for aviationrelated services and economic development.
This Land Use Designationaims to fulfill the following Guiding Principles of this OCP:
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays
Notes:
Policies pertaining to the local economy and tourism are outlined in section B5. Economic Development.
Policies pertaining to transportation are outlined in section B9. Transportation.
Where development activities are proposed for the airport lands, the Airport Lands Development Permit Area outlined in section E8 shall apply.
C 9 . 2 . P o l i c i e s
The City of Cranbrook shall:
9.2.1.
General Policies
a) Promote the airport as a regional transportation and logistics hub and economic development centre to grow and diversify the municipal commercial tax base.
b) Ensure that the airport remains an economically viable and self-sustaining enterprise.
c) Explore opportunities to encourage economic opportunity sectors on airport lands as described in the Economic Development Strategy 2030
d) Develop the airport area with the least possible impact on the natural environment.
e) Ensure that all development and activity adhere to aviation safety guidelines such as Transport Canada’s Aerodrome Standards and Recommended Practices.
f) Support opportunities to diversify transportation options to the airport lands to support visitor and commuter trips.
g) Encourage interesting building styles that create a visually appealing airport area including site design, landscaping, and green building techniques such as green roofs.
9.2.2. Airport Designation Policies
a) Airport Areas 1, 2, and 3 are consistent with the areas described in the Zoning Bylaw No.3977, 2019.
b) Permit uses such as aircraft runways, taxiways, and aprons, airport terminal buildings and airport operations, and air services, aircraft hangars, flight training, and restaurants in Area 1.
c) Permit uses such as air services, aircraft hangars, flight training, and restaurants in Area 2.
d) Permit uses such as aviation services, logistic services, professional services, research facilities, offices, manufacturing, and tourist accommodation in Area 3.
e) Continue to apply the Cranbrook Airport Zoning Regulations for new and existing development.
C O M P R E H E N S I V E
D E V E L O P M E N T
C 1 0 . 1 . I n t r o d u c t i o n
The Comprehensive Development land use designation applies to specific properties that have received land use approvals based on a site-specific comprehensive development zone. Comprehensive development areas continue to be considered through their respective comprehensive development schemes and comprehensive development (CD) zoning. A CD zone is a detailed zone developed for a specific development to respond to site-specificrequirements such as design details and mixed-use development plans.
Such developments may comprise of any type or form of land use, as such it is integral to consider this OCP in its entirety when undertaking development of property with this land use designation, including any applicable neighbourhood plans.
This Land Use Designationaims to fulfill the following OCP Guiding Principles:
Support the provision of affordable and attainable housing options for all residents
Notes:
Beautify the community and cultivate vibrant neighbourhoods
Prioritize the revitalization of Downtown Cranbrook
Promote smart growth principles and sustainable infrastructure management practices
Policies pertaining to housing and residential development goals are outlined in section B1. Housing.
C 1 0 . 2 . P o l i c i e s
The City of Cranbrook shall:
10.2.1. General
a) Require the submission of a Comprehensive Development Area Plan or Neighbourhood Plan to outline the details associated with the proposed development that will inform any subsequent applications for rezoning.
b) Encourage developing terms of reference prior to beginning a Comprehensive Development Area Plan or Neighbourhood Plan to guide the planning process and outline the general and specific requirements common to Comprehensive Development Area Plans.
c) Implement the direction outlined for proposed development in any existing Comprehensive Development Area Plans or Neighbourhood Plans previously adopted by Council.
d) Ensure comprehensive development respects the form, character, and sense of community in surrounding areas.
e) Consider applications for comprehensive development only where community infrastructure may be extended in a sequential and cost-effective manner.
f) Encourage a high-quality design that is consistent with or exceeds development permit area guidelines for multiple-unit residential development, where proposed.
g) Support comprehensive development as a key element of advocating for higher density development within pre-defined areas rather than outward expansion of the City.
h) Incorporate transit-oriented and active transportation design and infrastructure in all comprehensive development areas.
i) Encourage comprehensive development that creates an appropriate transition from less intense to more intense land uses.
j) Align comprehensive development opportunities with desired community land uses.
k) Ensure any hillside and environmentally sensitive areas present on the site are adequately protected through park dedication, registration of a restrictive covenant, or other mechanisms, and development is in alignment with any applicable development permit areas for such features.
l) Density transfer and bonusing concepts may be explored where it is in the City’s interest to achieve community goals through such things as the protection of environmentally sensitive areas and the provision of community amenities.
m) Encourage green building strategies for all new comprehensive development to reduce the use and waste of water and energy resources as well as to reduce greenhouse gas (GHG) emissions.
URBAN HOLDINGS
C11.1.Introduction
The Cityhas a number of large rural residential parcels that have significant redevelopment potential that are designated as Urban Holdings. These parcels are largely located along the Highway 95A corridor adjacent to Comprehensive Development areas, such as Shadow Mountain and Wildstone. Some of lands are in the Agricultural Land Reserve, though despite having the ALR designation, most are not being actively used for agricultural purposes.
The location of these parcels makes them ideally slated for redevelopment in the future to connect Comprehensive Development Areas and generate more economic activity along the highway corridor. It is the intent of this Urban Holdings Land Use Designation to encourage the redevelopment of large parcels located in strategic areas of Cranbrook. The policies outlined in this section generally apply to areas designated as Urban Holdings on Schedule 1.
This Land UseDesignationaims to fulfill the following OCP Guiding Principles:
Promote smart growth principles and sustainable infrastructure management practices
Notes:
Enhance Cranbrook’s status as the economic regional hub for the East Kootenays
Support the provision of affordable and attainable housing options for all residents
Policies pertaining to the local economy are outlined in section B5. Economic Development.
Policies pertaining to agriculture are outlined insection C3. Agriculture.
Policies pertaining to housing and residential development goals are outlined in section B1. Housing.
C11.2. Policies
The City of Cranbrook shall:
11.2.1. General
a) Promote a range of uses that will complement the nearby Comprehensive Development Areas and support greater economic activity in and around the Highway 95A Corridor, such as lowmedium density housing forms (e.g. single detached homes, duplexes, townhomes), highway commercial uses (e.g. shopping centres, service commercial), civic uses (e.g. schools, recreational amenities), and light industrial uses (e.g. warehouses, storage, offices, light manufacturing), where appropriate.
b) Support the exclusion of applicable parcels from the Agricultural Land Reserve and encourage uses that allow for a smooth transition from agriculture to those noted in section B5 above, where applicable. Where parcels in the ALR are subject to active farming activities, the City shall support this use in continuity and encourage any nearby or adjacent redevelopment to occur in a manner that is sensitive to this use.
c) Consider any potential impacts of proposed development on the City’s existing infrastructure capacity and require new development to “pay for itself”.
d) Require an amendment to Schedule 1 of this Official Community Plan to redesignate parcels where development is proposed to align with the most appropriate land use designation.
e) Require an amendment to the Zoning Bylaw, where applicable, to rezone parcels where development is proposed to align with the most appropriate zone, or where necessary, create a new Comprehensive Development zone.
f) Discourage any proposed development that may have significant negative impacts on the natural environment.
g) Ensure any new development respects the existing form, character, and sense of community in surrounding areas.
h) Encourage high quality design that is consistent with or exceeds the design expectations set out in any applicable development permit area guidelines.
i) Permit agricultural uses on all Agricultural Land Reserve lands within the Urban Holdings Land Use Designation.
j) Ensure that proposed development on any lands within the Agricultural Land Reserve is in accordance with the Agricultural Land Commission Act and regulations. This also includes the exclusion of lands from the Agricultural Land Reserve. Lands within the Agricultural Land Reserve will not be considered for non-farm uses or development unless endorsed or approved by the Agricultural Land Commission.
k) Preserve acreages and larger properties until such time future planning for Urban Holdings designated lands has been completed.
D SECTION IMPLEMENTATION
I M P L E M E N T A T I O N
O V E R V I E W
This Official Community Plan establishes the City’s overarching vision and guiding principles for achieving goals related to growth, development, land use, infrastructure, and the provision of community amenities and services. It is interrelated with other key municipal plans, policies, and bylaws, most importantly the Zoning Bylaw and the Subdivision and Development Servicing Bylaw, the City’s two key tools for regulating growth and development in Cranbrook. These and other key City documents implement thedirection outlined in the OCP at a greater level of detail than what is outlined in this document.
This section discusses tools and strategies that may be applied for implementing different facets of the OCP.
P o l i c i e s
The City of Cranbrook shall:
a)Ensure consistencywith the policies of this Official Community Plan when considering land use, servicing, and development decisions.
D E V E L O P M E N T
A P P R O V A L
I
N F O R M A T I O N A R E A
The purpose of requiring Development Approval Information is to ensure that applicable studies and relevant information are provided to the City to evaluate the impact of a proposed development. Pursuant to the Local Government Act, Development Approval Information may be required for zoning bylaw amendments, temporary use permits, and development permits. D 2
. 1
Development Approval Information may be required to address the following special considerations and objectives, particularly:
The natural environment;
Transportation patterns and networks;
City infrastructure (sanitary sewer, water, stormwater);
Public facilities (schools and parks, community services, recreation, culture, and wellness facilities); Economic and social development, including community services; and, Climate action including greenhouse gas reduction, energy conservation, and water conservation.
The City’s Development Procedures and Delegation BylawNo. 3873establishes what type of impact information may berequiredand in what circumstances.
D 2 . 2 P o l i c i e s
The City of Cranbrook shall:
a)Designate all lands within the boundaries of the City of Cranbrookas anarea in which development approval information may be required.
T E M P O R A R Y U S E
P E R M I T S
Uses not explicitly permitted in the City’s Zoning Bylaw may be permitted on a temporary basis throughout the City of Cranbrook through the issuance of a Temporary Use Permit, as per the Local Government Act. These permits are typically issued to accommodate long-standing businesses that may be located on properties that are not in compliance with the Zoning Bylaw or to enable a local business to operate from a site while they search for a suitable location that allows for full compliance.
D 3 . 1 P o l i c i e s
The City of Cranbrook shall:
a)Approve applications fortemporary use permits based on consideration of the following:
i.Compatibility of the proposed use with any existing uses on the property and the surrounding area;
ii.Compatibility of the proposed use with the property’s Land Use Designation and the overall policy direction of the OCP;
iii.Potential for impact on any environmentally-sensitive areas nearby on-site;
iv.Minimal impact on existing servicing infrastructure;
v.Any proposed alterations to the site may be deemed temporary in nature;
vi.The proposed use’s ability to generate positive economic activity for the area (if a Commercial or Industrial use is proposed);
vii.The proposed use is temporary or seasonal; and
viii.No noxious or undesirable sights, odours, sounds, vibrations, radiation, or interferences will be caused.
b) Apply any conditions to a temporary use permit, including but not limited to: the hours of operation, gross floor area, maximum lot coverage, landscaping, site rehabilitation, screening and fencing, or any other matters deemed appropriate by Council.
c)Issue a temporary use permitfor a period of up to three years.
d) Issuetemporary use permitsin all areas of the City.
M U N I C I P A L F I N A N C E
The City can use several municipal finance tools to implement the direction set out in the Official Community Plan. These tools include Development Cost Charges (DCCs), Amenity Cost Charges (ACCs), Community Amenity Charges (CACs), and others.
The authoritiesto impose Development Cost Charges and Amenity Cost Charges are set out in the Local Government Act. Development Cost Chargesmay becollectedfor infrastructure including transportation, water, sewer, drainage, parks, fire protection facilities, police facilities, and solid waste and recycling facilities. Amenity Cost Charges may becollected for facilities or features that provide social, cultural, heritage, recreational, or environmental benefits. Both DCCs and ACCs are collected at subdivision or building permit stagesin a development application process. In contrast, Community Amenity Charges are collected at the rezoning stage.
The authority to impose CACs under the Local Government Act is not clearly granted and as such, these charges are negotiated between a municipality and the applicant at the time of rezoning. They differ from DCCs and ACCs in that they may only be requested at the time of rezoning and the facilities which they fund do not need to be clearly identified as a capital project in municipal capital plans. The need for CACs, like DCCs and ACCs, however, is often correlated to increased growth in an area of the community.
The City does not have a formal CAC process through which amenities are negotiated to achieve target value contributions. The objective of the policies outlined in this section specific to CACs are to guide City staff in the negotiation of CACs at the timeof rezoning.
D 4 . 1 P o l i c i e s
The City of Cranbrook shall:
4.1.1Development
Cost Charges
a)Continue to use Development Cost Charges to recover the costs associated with growth including costs for transportation, water, sewer, drainage, and parks.
b)Consider expanding the scope of the existing Development Cost ChargeBylawto incorporate facilities that have been enabled inthe2023 updates tothe Local Government Act including:
i. Fire protection facilities, police facilities, and solid waste and recycling facilities; and
ii. Highway facilities on Highway 95/3 and on Highway 95A, subject to a formal costsharing arrangement between the City and the Province.
4.1.2 Amenity Cost Charges
a) Consider creating a new bylaw that establishes an Amenity Cost Charge program to recover growth-related costs for facilities or features that provide social, cultural, heritage, recreational or environmental benefits to the community, which the legislation specifies as including, without limitation:
i. A community, youth or seniors' centre;
ii. A recreational or athletic facility;
iii. A library;
iv. A day care facility; and
v. A public square.
4.1.3 Community Amenity Contributions
a) For situations not addressed by Development Cost Charges or Amenity Cost Charges, develop a Community Amenity Contribution Policy that establishes a formula for determining the value of community amenities to be considered as part of the rezoning process.
b) In the absence of a formal Community Amenity Contribution Policy, the City shall negotiate amenity contributions during the rezoning process where a change in density occurs. This negotiation process shall align with the following:
i. Establish community amenity contributions as part of the following processes:
1. The consideration of a new zone that includes options for amenity contributions;
2. A Phased Development Agreement; or
3. A condition of rezoning or zoning amendment.
ii. The provision of priority amenities will be encouraged through the rezoning process, and will include the development of new or improvements to existing facilities or amenities such as:
1. Community recreation or cultural centres, schools, art galleries, or libraries;
2. Emergency services facilities;
3. Child care, youth, children, or family facilities;
4. Public art or wayfinding signage; and
5. Affordable, rental, or special needs housing, or land for the development of such housing.
A C T I O N S
A series of actions are outlined in the OCP which have been included in the summary table below. Pursuit of these actions will assist with implementation of this OCP. Recommended timeframes for implementation have not been assigned to each action item as their priority and operational status will be subject to future Council consideration though the annual strategic planning and budgeting process.
Housing
Update City policies and bylaws to reflect the findings and recommendations of the 2020 Housing Needs Report, as appropriate.
Update the City’sHousing Strategy following completion of the 2025 Housing Needs Reportto outline future priorities pertaining to housing in the community.
Update the Housing Needs Report by January 1, 2025, and every 5 years thereafterto reflect current housing conditions.
Update the Zoning Bylaw to align with the objectives of this Official Community Plan.
Social Well-Being
Support undertaking a city-wide Social Development Strategy to identify and act on community needs in relation to the provision of healthcare and social services.
Review City policies and bylaws to eliminate barriers to the provision of childcare services.
& Culture
ACTION ITEM
Consult with the RCMP detachment, neighbourhood groups, and other community organizations to determine local policing needs, strategies, and implementation actions.
Consider developing a Health Care Working Group in coordination with the City, Interior Health, Ministry of Health, College of the Rockies, and the RDEK to identify opportunities and actions to ensure Cranbrook is an attractive place for healthcare workers and their families.
Collaborate with Interior Health and home care service providers to identify any barriers to the effective, efficient, and affordable delivery of seniors’ services that may be addressed through changes to City policies or bylaws.
Identify and audit areas where the community has deficiencies in regard to inclusiveness to increase accessibility.
Climate Action
Establish an urban tree canopy coverage target to reduce the urban heat island effect.
Update relevant City bylaws and policies to facilitate the provision of electric vehicle infrastructure in new and existing developments.
Collaborate with the Regional District of East Kootenay to explore options for a municipal composting program.
Food Security
Prepare a food security strategy that identifies the limitations and opportunities presented by Cranbrook’s unique geography, climate, and culture. Work with regional agrologists to better understand how changes to the climate may impact the ability to grow food in the East Kootenays, and the risks and opportunities associated with these impacts.
Consider undertaking a local food system assessment.
Engage with the Ktunaxa Nation to determine partnership opportunities to partake in local food production activities.
Partner with the Ktunaxa Nation to develop forest gardens that cultivate native and culturally important species of plants for food and medicine.
IMPLEMENTING DEPARTMENTS
ACTION ITEM SECTION NUMBER IMPLEMENTING DEPARTMENTS
Heritage, Arts and Culture
Establish policies that support the Truth and Reconciliation Commission of Canada: Calls to Action.
Create a Ktunaxa Cultural Initiative, including supporting the Ktunaxa in the creation of a Cultural/Interpretive Centre.
Reactivate the Heritage Committee to advise on heritage matters throughout the City.
Maintain and expand the Cranbrook Heritage Register to ensure that places with heritage value continue to be recognized by the City. This should include properties and buildings, and non-built sites, such as significant environmental features like parks, trees, or watercourses.
Update the Heritage Register to include a map of registered properties.
Work with the Ktunaxa Nation to identify and protect cultural features that are representative of Indigenous culture.
Celebrate Cranbrook’s rich heritage and that of the Ktunaxa peoples by installing wayfinding signage and public art projects in collaboration with the Ktunaxa Nation and Cranbrook Arts. Work closely with these stakeholders to identify suitable locations for public art installations.
Establish an Arts and Culture Committee to maintain, develop, promote, and present local arts, heritage, and culture.
Update the Baker Hill Heritage Management and Neighbourhood Plan as resources allow.
Parks and Recreation
Conduct an analysis of existing facilities to determine the extent of long-term maintenance required and create a repair/retrofit plan.
Consider developing a parks acquisition strategy to identify and act on opportunities to expand existing parkland and add land to the existing parks network.
Develop strategies that preserve, enhance, and connect green and open spaces within the
Services Recreation & Culture
Recreation & Culture
Recreation & Culture
& Culture
Recreation & Culture
Recreation & Culture
Recreation & Culture
& Culture
& Development Services
ACTION ITEM SECTION NUMBER IMPLEMENTING DEPARTMENTS
downtown, and connect to key parks and recreation areas located elsewhere in Cranbrook.
Support and foster participation in a community-wide “adopt a park” and “adopt a trail” program to supplement the City’s human and financial resources committed to parks maintenance.
Environment and Natural Hazards
Develop an urban forest policy that sets out guidelines for the maintenance, replacement, and growth of the urban forest as an essential ingredient to the liveability of the City of Cranbrook. Increase the urban forest coverage to help improve air quality while sequestering carbon dioxide and other air pollutants.
Develop an invasive plant policy to encourage private property owners to manage invasive plants.
Identify areas for restoration and implement restoration plans where feasible.
Continue to assess watersheds and develop protection measures and guidelines.
Develop a Sensitive Ecosystem Inventory dataset for the City to identify and maintain environmentally sensitive areas, species at risk, and habitat linkages.
Collaborate with the Regional District to update regional floodplain mapping every five to ten years and the Floodplain Management Bylaw No.3612, 2008 accordingly.
In consultation with the Ministry of Forests, the Regional District of East Kootenay and the Provincial Emergency Program, prepare and maintain emergency measures including evacuation plans, service coordination plan, equipment plan, description, and assignment of responsibilities and other components aimed at maximizing public safety and protection of property should a wildfire threaten the community.
Educate the public on the ecosystem values of environmentally sensitive areas through the installation of interpretive signage.
& Culture
& Culture
Transportation
Update the Development Cost Charge Bylaw to reassess transportation projects required to support future land use intensification and ensure sustainable funding for these projects.
Develop a Traffic Calming Policy to address road safety concerns in residential neighbourhoods to improve community safety and promote active streets.
Review existing snow removal initiatives and identify opportunities for improvement to allow for enhanced clearing on major pedestrian, cycling, and transit routes.
Work with the Ministry of Transportation and Infrastructure to develop an Access Management Strategy and an Active Transportation Strategy for highways in the City that aligns with the City’s guiding principles and Active Transportation Plan
Residential Land Use Designation
Amend the Zoning Bylaw to develop specific landscape standards for residential developments.
Commercial Land Use Designation
Review and update City policies pertaining to mobile food vending to better manage these and related uses.
Review and update regulations in the Zoning Bylaw to enhance local employment and business opportunities through consideration of home-based businesses and integration of the objectives outlined in the Downtown Revitalization Master Plan.
Industrial Land Use Designation
Amend the Zoning Bylaw to develop specific landscape standards for industrial developments.
Revise terms in the Zoning Bylaw to reflect new and emerging industrial sectors.
Tourist Recreation Land Use Designation
Explore the opportunity for regulation of short-term rentals in Cranbrook to reduce potential impacts on the primary forms of tourist accommodations, as well as prioritize these types of accommodations over short-term rentals. Review regulations in the Zoning Bylaw pertaining to tourist accommodations.
D E F I N I T I O N S
Accessory Dwelling Unit
Active Transportation
Agricultural Land Reserve
The residential use of all or part of an accessory building for one (1) self-contained dwelling unit that is clearly accessory to and detached from a principal building located on the same parcel and may include a garden suite, laneway home, or carriage house. Accessory dwelling units shall not include a Secondary Suite, Mobile Home, Park Model Trailer,or Recreational Vehicle.
Human-powered modes of transportation, including, but not limited to, walking, cycling, and electric scooters.
A provincial zone in which agriculture is recognized as the priority use. Farming is encouraged and non-agricultural uses are restricted.
Redevelopment of abandoned, vacant, derelict, or underutilized commercial or industrial lands where past actions have resulted in actual or perceived contamination.
End-of-Trip Facilities
Dedicated facilities that support people using active modes of transportation to travel to their destination, such as secure bicycle storage, showers and changerooms, lockers, or repair equipment.
Food Security
the provision of affordable, adequate, safe, and nutritious food to the community through sustainable avenues.
B
Brownfield Redevelopment
F
Facade
The front or exterior of a building that faces onto the street.
Food Sovereignty
Foreshore Area
Floor Area Ratio
Manufactured Buildings and Structures
Multiple-Unit Residential
-Plex Development
Public Realm
A food system in which those who produce, distribute, and consume food within a community also control the mechanisms and policies associated with food production and distribution.
Crown Land situated between the high and low water mark.
A figure obtained to measure density when the gross floor area of all buildings on a parcel is divided by the area of the parcel.
Any activity that compacts, disrupts, or destabilizes the ground as a result of construction, alteration and/or trenching.
Infill refers to development occurring in established areas of the community on vacant lots or lots with dilapidated buildings. It may also entail changing the land use of a property from a less to more intensive use. Infill typically refers to residential forms of development.
A building or structure manufactured and assembled in a factory and transported to a site.
Residential development comprising of more than one unit of housing within one building, including but not limited to townhouses, duplexes, apartments, and -plex developments.
The visible high water mark of any lake, river, stream, or other body of water 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 body of water a character distinct from that of its banks, in vegetation, as well as in the nature of the soil itself.
A residential development comprising of three or more, up to a total of six, attached dwelling units intended to be occupied by separate households that are located within one building but each have a separate access
Spaces that are accessible for use by the general public, including the spaces between privately owned buildings, plazas, civic buildings and community facilities.
Ground Disturbance
I
Infill
M
N
Natural Boundary
P
Riparian Area
The lands adjacent to watercourses, wetlands, lakes, and other natural water bodies, where the vegetation and soils show evidence of being influenced by the presence of water. Riparian areas are the green zones around lakes, rivers, and wetlands. They are the transitional zone between surface water and the drier uplands and play a vital role in the healthy functioning of both.
Secondary Suite
Small Scale Multi-Unit Housing
Steep Slope
Street Interface
Subdivision
Landscaped Area
Watercourse
A self-contained dwelling unit located within a principal building or structure or portion of a principal building or structure and that is separate from and accessory to the primary dwelling unit. These are often referred to as basement suites.
Housing that is provided for under sections 481.3(3), 481.3(4) or 481.3(5) of the Local Government Act and is typically ground-oriented and compatible in scale and form within established single-family neighbourhoods. Examples can include, but are not limited to, secondary suites in single-family dwellings, detached accessory dwelling units (ADUs), triplexes, townhomes, and house-plexes.
Lands that have a natural slope angle of 20% or greater.
The space between the urban environment (e.g. parks, public spaces, plazas) and a building.
Means a subdivision as defined in the Land Title Act or Strata Property Act.
Any combination of trees, bushes, shrubs, plants, flowers, lawns, bark mulch, decorative boulders and gravel, decorative paying, planters, foundations and sculptures, decorative fences, and the like, arranged and maintained to enhance and embellish the appearance of a property or, where necessary, to effectively screen a lot, site, or storage yard.
Any natural or manmade drainage course or source of water in a channel with well defined banks and a bed 0.6 m or more below the surrounding land, whether usually containing water or not, and includes any lake, river, creek, spring, wetland, or source of ground water and includes portions that may be within a conduit or culvert.
S
U Urban Agriculture
The growing of plants and the rearing of animals primarily for food and other domestic use within a community.
Viewscapes
The visible portions of a landscape that create a visual connection between a human observer and their surroundings.
E SECTION DEVELOPMENT PERMIT AREAS
Development permit areas (DPAs) are applied to specific areas of a community to manage development, reduce the potential for any negative impacts, and better ensure development is compatible with the surrounding area. Maps are included as part of each DPA to identify their area of applicability. An owner of land located within a DPA must receive a development permit prior to commencing any development, including land alteration, construction, and subdivision, as further described in the following sections.
The City reviews applications for development permits against the guidelines outlined in this OCP for each DPA. These guidelines may reference or incorporate other City policies and regulations, as well as federal and provincial legislation. Issuance of a development permit is a form of authorization to proceed with the proposed development (note that subdivision and/or building permit approval may also be required) and may be subject to conditions imposed by the City in accordance with the applicable DPA guidelines.
Local governments are granted the legislative authority to designate development permit areas in their official community plans under section 488 of the Local Government Act. This section describes the purposes for which DPAs may be created, the types of activities requiring a development permit, and the requirements a local government may impose on a development permit applicant according to the type of DPA.
To designate a development permit area, the conditions that justify the designation must be described. In addition, the DPA must provide guidelines that explain the special conditions or objectives to be addressed or considered in the development.
Where land lies within more than one DPA, the applicable requirements for all DPAs will apply, for the part of the land lying within the applicable DPA.
For any of the activities listed below, unless otherwise stated, a property owner must obtain a development permit prior to any commencement of work occurring within a DPA, as per section 489 of the Local Government Act. These activities include: subdivision of land; construction of, addition to, or alteration of a building or structure; alteration of land within a development permit area designated under section 488(1)(a) for protection of the natural environment or 488 (1)(b) for protection of development from hazardous conditions; and alteration of land, a building, or structure within a development permit area designated under section 488(1)(d) for revitalization of a commercial area, 488(1)(h) for promoting energy conservation, 488(1)(i) for promoting water conservation, or 488(1)(j) for promoting greenhouse gas reduction.
Each DPA forming part of this Official Community Plan contains a list of exemptions outlining conditions under which a development permit would not be required for lands within a DPA. The authority to exempt particular conditions or activities from requiring a development permit is granted to the City under section 488(4) of the Local Government Act.
The City is granted the authority under section 485(1) to require additional information as part of a development permit application and designate areas for which development approval information may be required to inform the decision-making process. In the case of these DPAs, the intent is to collect information on how the proposed development may impact transportation patterns, local infrastructure, and/or the natural environment, in accordance with s. 484(a), (b), and (e).
The City’s procedures and authority for requiring development approval information are outlined in the Development Procedures and Delegation Bylaw No. 3873.
N T I A L
2 . 1 . D
Those parts of the City of Cranbrook designated as the Multiple Unit Residential Development Permit Area on Schedule 13 of the Official Community Planordevelopment comprising of four or more principal dwelling units forming part of one building.
E 2
Act
Local l Government
The Multiple Unit Residential Development Permit Area is designated as a development permit area to establish guidelines for the form and character of multi-familyresidential development pursuant to section 488(1)(f) of the Local Government Act
Some multiple unit residential developments, due to their size and location can have a significant visual impact on the surrounding area. Therefore, the buildings and overall sites of multifamily development should be designed to be compatible with land uses in the surrounding area and contributed positively to the overall aesthetic of neighbourhoods, while minimizing conflicts with other less-intensive uses.
This development permit area aims to ensure that new multiple unit residential development enhances the existing and surrounding area through quality design appropriate to Cranbrook’s climate, natural setting and historic context. In addition, it aims to ensure that access, parking, storage and landscaping matters are satisfactorily addressed. The guidelines aim to achieve these expectations and minimize potential land use conflicts where multiple unit residential developments are permitted.
Activities identified in Section E1.4.
A Multiple Unit Residential Development Permit is not required for:
ACTIVITIES
EXEMPTIONS
Development Typesa)Development comprising of fouror fewer principal dwelling units.
b)All applications for subdivision.
Gardening and Plant Removal Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
Construction and Other Development Activities
a)Construction or alteration of single-detached dwellings, duplexesor triplexes.
b)Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
c)Exterior renovations that are consistent with the character of the development as previously approved in terms of colour, materials, and form.
d) Replacement or repair of driveways.
e) The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
f) Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring because of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
g) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
h) Interior alterations to buildings.
i) Building additions to a maximum of 93 square meters or an addition that is max 25% of the existing floor area, whichever is less, that do not affect vehicular parking requirements, vehicular movement or loading areas.
j) Minor text or content changes to existing signage.
E 2 . 6 . A p p
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants shall submit:
a) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with the plans submitted.
b) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
c) A concept plan including colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
All applicable activities occurring within this Development Permit Area shall be undertaken with the following guidelines:
2.7.1. Site Design
a) Exterior lighting and illuminated signs should be oriented and shielded so as not to create a direct glare on neighbouring buildings or properties. Lighting should not interfere with the visibility of traffic signals.
b) Pedestrian access to and within the site shall minimize interference for pedestrians and cyclists.
c) Where appropriate, parking shall be situated to the rear or below buildings for apartment developments. Parking for townhouse and duplex developments with internal road access may be in the front or rear of buildings subject to specific site design.
d) Where a site abuts a lane, vehicular access should be from the lane and no existing vehicular access from a public roadway other than a lane should be permitted to continue.
e) Parking accesses shall be sited to minimize negative impacts on adjacent properties.
f) Pathways shall facilitate pedestrian access from parking areas to building entrances and adjacent streets.
g) Loading facilities shall be designed to minimize visual impact and not interfere with internal circulation.
h) Lot grading must not adversely impact neighbouring properties.
i) New multiple unit residential buildings should consider design and siting a manner that maintains existing views where possible, particularly existing views of natural features.
j) Development sites should be designed in a manner that ensures all parking and pedestrian areas are well lit and design principles that aim to reduce crime and nuisance opportunities and enhance safety.
2.7.2. Building and Structures
a) Multiple unit residential buildings should be designed to reduce their apparent mass and scale at the pedestrian level, as well as to complete any adjacent development and the prevailing neighbourhood character. This may be achieved by stepping back the upper floors, incorporating sloped rooflines or varying roofline height, integrating recesses and projections in exterior walls, varying the arrangement of windows and balconies, and utilizing texture and/or colour to add visual interest to exterior walls facing pedestrian and vehicular routes.
b) Window placement should be offset between buildings facing each other to maintain privacy.
c) Buildings shall be developed close to the front property line to encourage pedestrian-friendly orientation.
d) All ground level residential dwellings should have an individual external entrance at grade.
e) The impact of shadows on surrounding uses and buildings should be minimized.
f) Long blank facades are discouraged.
g) Building walls, roof shapes, and fenestration shall be variated to avoid boxy building forms for all multiple-unit residential developments.
h) Buildings on corner sites or with double road frontage should be designed in recognition of their visibility from each road and should present a continuity of design, colours, materials, exterior finishes, and landscaping on all facades.
i) Rooftop and wall-mounted mechanical equipment shall be screened from view on public roadways by the inherent form of the roof or by purpose-built structures constructed from durable, all-weather materials other than wood.
j) Main entrances should be designed to be visually prominent, and this may be accomplished by using entry porticos, deep roofline overhangs, parapets, awnings, porches, archways, columns, or arcades.
k) Exterior finishes of new or renovated buildings should complement the positive attributes of existing nearby buildings. The use of stucco, stone, or brick building materials is encouraged for facades. The use of fibre cement or vinyl siding is discouraged.
l) Multiple unit housing shall be designed in a manner that considers the needs of all ages through the clustering of community amenity spaces where appropriate such as playgrounds, fitness rooms, gardens, dog runs, and recreational/community rooms.
m) Large scale developments shall provide common amenity space in accordance with the Zoning Bylaw for use by residents such as community gardens, playgrounds, barbeque pits, off-leash dog areas or social gathering areas.
n) Large uninterrupted garage fronts shall be avoided for townhouse and duplex housing developments.
o) Weather protection devices, such as overhead canopies or awnings, should be installed at common entrances of multiple developments.
p) The exterior character of accessory buildings should match that of the primary building.
2.7.3. Public Space and Landscaping
a) Provision of amenity space such as rooftop or grade level gardens, landscaped outdoor active and passive recreation areas, benches and water features are encouraged.
b) The siting and enclosure of areas for the collection of refuse and recyclable materials should be screened with landscaping or fencing and coordinated with the overall design of the development. The enclosure structure should be constructed and finished to the same quality as the principal building.
c) Landscaping shall be provided for all multiple-unit residential developments and should include a combination of grasses, trees and shrubs, provided:
i. at the edges of buildings,
ii. between buildings and parking areas,
iii. between and at the ends of rows of parking stalls,
iv. at site entrances,
v. between parking areas and public roadways,
vi. as a means to screen outdoor storage areas and waste disposal containers, and
vii. on all areas on a site that are not covered by buildings, access lanes, parking or loading areas.
d) Landscaping shall be protected from pedestrian, vehicular, and equipment damage using curbs, low walls or fencing, bollards, or other installations.
e) Encourage the use of native and low water consumption plant species, suitable for the Cranbrook region.
f) Consider in-ground irrigation where appropriate to promote water conservation and ensure ongoing ease of maintenance and quality of landscaping.
g) Rooftop patios and gardens are encouraged as a form of outdoor common amenity space.
h) Development should maximize usable open space with large contiguous spaces.
B A K E R H I L L
3 . 1 . D
Those parts ofthe City designated as a development permit area on Schedule 14 of the Official Community Plan.
E 3 . 2 . A
Local l Government t Act
The Baker Hill Development Permit Area is designated as a development permit are to establish guidelines for the establishment of objectives for the form and character of intensive residential development pursuant to section 488 (1)(e) of the Local Government Act
E 3 . 3 . S
Baker Hill has been identified as having significant heritage character and value in Cranbrook. A substantial number of buildings and features, including trees, hedges, and stonewalls, contribute to the uniqueness of the neighbourhood. The intensive arrangement of older homes in proximity to each other in a setting of mature landscaping createsthe distinctambiance of Baker Hill.
New development and renovations which do not consider the established architectural and landscape characteristics of Baker Hill may detract from the overall qualities of the neighbourhood that are widely appreciated in the community. This development permit area aims to ensure that any new development in the Baker Hill neighbourhood is compatible with the existing area context.
E 3 . 4 . A p
Activities identified in Section E1.4.
A Baker HillDevelopment Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)All applications for subdivision.
Gardening and Plant Removal Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds usinghandheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
Construction and Other Activities
a)Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
b)Construction of a deckwithin the rear yardto be attached to a principal building.
c)Construction, replacement, or repair of driveways.
d)The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
EXEMPTIONS
e) Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
f) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
g) Building additions to a maximum of 100 sq. m. in size.
h) Minor text or content changes to existing signage.
E 3 . 6 . A p p l i c a t i o n R e q u i r e m e n t s
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with the plans submitted.
i. A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
ii. A concept plan including colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
E 3 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
3.7.1. Guidelines Applicable to All Buildings and Structures
a) New development should be designed in a manner that is compatible with the development pattern and heritage characteristics of the surrounding area. Specific considerations may include, but should not be limited to:
i. architectural heritage features characteristic of the Baker Hill area as described in the Baker Hill Heritage Management and Neighbourhood Plan including, but not limited to:
i. Verandas
ii. Front façade dormers, and tall
iii. Front and flanking street façade windows, amongst others.
ii. consistency with established front building line of developed properties on the street;
iii. location of off-street parking including consideration of the need for buffering, screening and/or landscaping of parking area(s);
iv. landscaping;
v. retention of trees, hedges, and stone walls in site development; and
vi. the design of any existing signs.
b) Building heights should be sensitive to the heights of adjacent structures. For example, adjusting the height of a wall, cornice, or parapet line to match that of an adjacent building is encouraged.
c) Building design elements such as window lines, belt courses, and other horizontal features should be designed in a manner that reflects those of neighbouring buildings.
d) Rear and side facades, if visible from public streets or adjacent properties, should be carefully designed with similar detailing, and should be compatible with the principal facades of the building.
e) Unattractive development elements such as storage areas, waste enclosures, building or structural equipment, and similar features should be sited in areas that have low visibility from the street and screened from view. Screening should be designed to be compatible with the architectural character of the overall development. Screening shall be opaque in nature and constructed with durable materials similar to those of the principal building.
f) Pedestrian access to and within the site shall be universally accessible, convenient, and safe.
g) Vehicle access and on-site circulation shall be conveniently laid out, with minimum interference for pedestrians and cyclists.
h) Lighting and illuminated signage should be oriented so as not to create a direct glare on neighbouring buildings and should consist of down-cast fixtures to reduce light pollution.
i) Existing trees should be retained where possible. Consideration shall be given to the impact of proposed development on existing native plantings.
j) Permeable surfacing materials are encouraged where possible to enhance on-site drainage.
k) Unattractive development elements such as storage areas, waste enclosures, building or structural equipment and similar features should be sited in areas that have low visibility from the street and screened from view. Screening should be designed to be compatible with the architectural character of the overall development. Screening shall be opaque in nature and constructed with durable materials like those of the principal building.
l) Xeriscaping principles should be implemented to minimize water usage.
m) Commercial development should be characterized by a “house form” design that is sympathetic to the existing house forms and streetscape with regard to scale, massing, proportion, materials, and landscaping.
n) Access to all parking areas shall be from the rear lane or flanking street, and parking areas shall be located in the rear or side yard. Parking in any side yard shall be screened from view of abutting properties.
o) The design of any proposed signs must have limited visual impact on the streetscape and utilize materials and techniques that complement site development and adjacent properties.
3.7.2. Guidelines Applicable to Single Detached Residential Development
a) Access to all parking areas shall be from the rear lane or flanking street, and parking areas shall be located in the rear or side yard, front porches, in keeping with the architectural style of the residence and neighbourhood context, are encouraged.
3.7.3. Guidelines Applicable to Multiple Unit Residential Development
a) Access to all parking areas shall be from the rear lane or flanking street, and parking areas shall be located in the rear or side yard. Parking in any side yard shall be screened from view of abutting properties by appropriate landscaping and/or fencing consistent with that existing in, and typical of, the neighbourhood.
N E I G H B O U R H O O D C O M M E R C I A L
E 4 . 1 . D e s i g n a t i o n o f A p p l i c a b l e A r e a
Those parts of the City of Cranbrook designated as the Neighbourhood Commercial Development Permit area on Schedule 15 of the Official Community Plan.
E 4 . 2 . A
Government t Act:
The Neighbourhood Commercial Development Permit Area is designated as a development permitto establish guidelines for theform and character of commercial development pursuant to section 488(1)(f) of the Local Government Act
E 4 . 3 . S p e c i a l C o n d i t i o n s a n d O b j e c t i v e s
Smaller commercial nodes have been developed in various Cranbrook neighbourhoods largely as a convenience to area residents. Adjacent residential areas can, however, be negatively affected by noise, traffic, incompatible building design and orientation, unsightly parking and storage areas,andlighting, amongst other potential nuisances. As new neighbourhood commercial development, redevelopment or renovations take place, care should be given to design buildings and sites to fit compatibly within their residential context. This development permit area aims to appropriately integrate small-scale commercial uses into residential areas.
E 4 . 4 . A p p l i c a b l e A c t i v i t i e s
Activities identified in Section E1.4.
E 4 . 5 . E x e m p t i o n s
A Neighbourhood Commercial Development Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)All applications for subdivision.
Gardening and Plant Removal Activities
Construction and Other Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that mayrequire a building permit for construction.
a)Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
b)Replacement, or repair of driveways.
c)The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
d)Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
EXEMPTIONS
e)Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
f)Minor text or content changes to existing signage.
g)Building additions to a maximum of 100 sq. m. in size.
E 4 . 6 . A p p l i c a t i o n R e q u i r e m e n t s
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, an itemized cost estimate including a planting list describing proposed species and associated pot sizes prepared. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with the plans submitted.
b)A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
c)A concept planincluding colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
E 4 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
4.7.1.Site
Design
a)Exterior lighting should be oriented so as not to create a direct glare on neighbouring buildings or properties and shielded to directlight downwards to reduce light pollution. Lighting should not interfere with the visibility of traffic signals.
b)Pedestrian access to and within the site shall be universally accessible, convenient and safe.
c)Optimize opportunities for creating through-block walking connections during site planning, where possible.
d) Vehicle site access and on-site circulation shall be conveniently laid out, with minimum interference for pedestrians and cyclists.
e) Loading facilities shall be designed in the least visually obtrusive manner possible and should be situated so as not to interfere with internal circulation.
f) Parking for motorized scooters, bicycles, mobility aids (accessible parking) should be provided and located in an easily accessible location.
g) Site design shall apply Crime Prevention Through Environmental Design principles to reduce crime and nuisance opportunities and enhance safety.
Building and Structures
a) Building massing should be considerate of uses on adjacent properties.
b) All signs should be unobtrusive to adjacent residential properties and should not detract from the form and character of the surrounding residential neighbourhood.
c) Development should be designed to both preserve and take advantage of scenic views.
d) Buildings should be designed so that visual interest is provided at street level. This may be achieved through the provision of architectural components such as doors and windows, and variations in the plane, texture and/or colour of exterior walls facing pedestrian and vehicular routes.
e) Buildings on corner sites or with double road frontage should be designed in recognition of their visibility from each road and should present a continuity of design, colours, details, materials, exterior finishes and landscaping on all facades.
f) On corner sites, consider orienting main entries, plazas, interior lobbies and prominent windows towards the corner.
g) Buildings on the same site shall have complementary massing and exterior finishes.
h) Buildings should be located within close proximity to the front property line to encourage pedestrian-friendly orientation (with the exception of a setback for the provision of patio space).
i) Varied rooflines are encouraged and long, flat facades should be avoided wherever possible. Rooftop and wall-mounted mechanical equipment shall be screened from view by the inherent form of the roof or by purpose-built structures constructed from durable, all-weather materials other than wood.
j) Clearly identify main entrances with canopies, gateway features, landscaping, lighting or special paving. Design retail facades as individual entries to strengthen their character and interest the pedestrian. Exterior lighting and illuminated signs should be oriented so as not to create a direct glare on neighbouring buildings or properties. Lighting should not interfere with the visibility of traffic signals.
k) Consider public and employee safety in the overall design of the development site.
l) Rear access to businesses should be provided from rear parking areas.
m) Ensure commercial space is located in a highly visible location on the ground floor.
n) The siting and enclosure of areas for the collection of refuse and recyclable materials should be coordinated with the overall design of the development. The enclosure structure should be constructed and finished to the same quality as the principal building.
Materials
a) The use of high quality wood, brick, stone, rough face concrete block, stucco and vinyl stucco for the exterior finish is encouraged over aluminium or vinyl siding.
b) Encourage simple colour schemes with few colours. Consider the use of colour schemes that are harmonious with existing development in Cranbrook.
Public Realm and Landscaping
a) Areas utilized for parking, storage, loading and dumpsters should be screened and buffered with fencing and landscaping to minimize negative visual and noise impacts on adjacent residential properties.
b) Freestanding signs should be integrated into a landscaped node.
c) Provide visible public outdoor activity areas to reinforce social activity and interaction, where appropriate.
d) Enhance public spaces with public art and opportunities for programmed uses.
D O W N T O W N C O M M E R C I A L
E 5 . 1 . D e s i g n a t i o n o f A p p l i c a b l e A r e a
Those parts of the City of Cranbrook designated as the Downtown Commercial Development area on Schedule 16 of the Official Community Plan.
E
5 . 2 . A
Local l Government t Act
The DowntownCommercial Development Permit Area is designated as a development permit to establish guidelines for the form and character of commercial development pursuant to sections 488(1)(d) and (f) of the Local Government Act
E 5 . 3 .
The Downtown area includes many of Cranbrook’s oldest commercial and civic buildings. The historic buildings in this area serve to reinforce Cranbrook’s small-town charm and celebrate its heritage. The 2023 Downtown Revitalization Master Plan supports conservation efforts to preserve important heritage features in downtown Cranbrook while acknowledging the positive relationship that exists between heritage preservation and economic development.The Downtown Commercial Development Permit Area aims to sustainand enhance the revitalization of downtown by facilitating the compatible integration of new development and renovations into the existing built environment.
E 5 . 4 . A p p
Activities identified in Section E1.4.
A Downtown CommercialDevelopment Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)All applications for subdivision.
Gardening and Plant Removal Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that mayrequire a building permit for construction.
Construction and Other Activities
a)Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
b)Replacement, or repair of driveways.
c)The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
d)Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or
EXEMPTIONS
property, occurring because of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
e) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
f) Minor text or content changes to existing signage.
g) Building additions to a maximum of 100 sq. m. in size.
E 5 . 6 . A
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, and an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with plans submitted.
b) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
c) A concept plan including colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
d) A shadow study for proposed development that is 3 storeys or greater, except where proposed development activities are for aesthetic and character modifications to existing development (e.g. façade improvements, landscaping, etc.).
E 5 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
5.7.1. Street Interface
a) Orient all main entrances and active ground floor uses towards the street.
b) Clearly identify main entrances of buildings with canopies, landscaping, lighting, or special paving features.
c) Maintain uniform building setbacks to achieve street wall consistency.
d) Provide frequent building entrances to suit the fine-grained rhythm of shopfronts and/or residential access.
e) Activate building frontages along residential streets, using a variety of design elements such as landscaping, porches, canopies, and seat walls, amongst others. On retail-oriented streets, create a fine-grained rhythm of multiple shop fronts, frequent entrances, shop display windows, architectural design articulation, canopies, and signage.
f) Buildings with extensive frontages should be designed to break up the volume of the overall mass. The different volumes should be distinctive from one another, create transitions in the bulk and scale of the buildings, and use different architectural expressions or materials.
g) Vary the building heights and rooflines to increase street wall height diversity.
h) Optimize sun exposure in public areas while being cognizant of impacts from heat through providing adequate options for shade.
5.7.2. Buildings and Structures
a) Architectural details should reflect characteristics of Cranbrook’s heritage and be incorporated into overall building design.
b) Windows should be recessed and include substantial sills. Windows should be separated by mullions, areas of façade, columns, or pilasters.
c) Avoid use of tinted or coloured glass at grade and use transparent glazing to provide visual access or views to internal uses.
d) Rooftop and wall-mounted mechanical equipment, exhausts, and shafts shall be screened from view by the inherent form of the roof or by purpose-built structures constructed from durable, allweather materials other than wood and should be set back from principal facades.
e) High-quality, durable materials, which are historically authentic such as brick, stone, terra-cotta, and natural wood are encouraged.
f) Common amenity areas to enhance social activity are encouraged, such as retail services, tenant lounges, recreation centres, day cares, pet areas, rooftop spaces, patio spaces, and courtyards, amongst others.
g) Avoid retaining walls that are large and blank. Design retaining walls in a manner that reduces their scale and enhances their appearance.
h) The overall building design should demonstrate that consideration has been given to facades facing rear or side lanes. Long, flat facades should be avoided wherever possible, particularly those that are street-facing.
i) Building frontages should be sensitive to the human scale through using a variety of design elements such as façade articulations, signage and lighting, different wall surface treatments, and materials that provide animation and texture. The expression of frontages may be enhanced through extending façade treatments around building corners.
5.7.3. Site Design
a) Optimize the size and appearance of wheelchair ramps and other accessibility infrastructure so as not to impede public circulation.
b) Private open spaces for individual dwelling units like patios, terraces, and gardens should be provided within building setback areas where possible.
c) Consider providing on-site pedestrian amenities such as bike racks, pedestrian-scaled lighting, displays, public art, patios, and sheltered public waiting areas.
d) Provide a small grade between the ground floor level of residential units and public sidewalks to offer privacy for residents. Any grade transitions between the development and the sidewalk should be seamless.
e) Site design shall apply principles that aim to reduce crime and nuisance opportunities and enhance safety.
f) Publicly accessible green spaces within privately owned spaces as well as green, private amenity spaces for residents and building users, such as courtyards, gardens, landscaped areas, and terraces are encouraged.
g) Increase permeability from the façade onto public open spaces and green spaces.
5.7.4. Corner Sites
a) Buildings on corner sites or sites with double road frontage should be designed in recognition of their visibility from each road and should present a continuity of design, colours, details, materials, exterior finishes, and landscaping on all facades.
b) Locate active uses, such as cafes and shop/retail entrances on these corners to animate the intersection. Wrap active uses around the building corner at grade.
c) On corner sites, consider orienting plazas, interior lobbies, and prominent windows towards the corner, and locate residential and office entrances away from street corners.
5.7.5.
Sunlight Access
a) Sun angle calculations should be used for the design and placement of structures to maximize shading of walls and outdoor use areas during the summer months while allowing for sun exposure in the winter months.
b) Step back the upper storeys of podiums for developments located along the south sides of east-west streets to allow sunlight access to sidewalks and open spaces.
c) Preserve sunlight access to the following areas: north sided street frontages of east-west streets (Baker Street), public open spaces (town square, Rotary Park), and on-site open spaces such as courtyards, plazas, and gardens.
5.7.6.
i. Reduce the overall mass of upper building levels to optimize sun access.
ii. Space and orient mid-rise buildings to minimize averse shadowing.
Weather Protection
a) Weather protection devices, such as overhead canopies or awnings, should be installed at building entrances.
b) Consider the potential for wind tunnel effect in the design of new development.
c) Outdoor bike parking and pedestrian waiting areas should be covered.
5.7.7. Patios, Decks and Rooftop Patios
a) Communal outdoor spaces are encouraged to be designed in a manner that is sensitive to the adjacent development and the historic context of the area, as well as should is visually appealing using furniture, greenery, landscaping, or hardscaping elements.
b) Where a deck is elevated off the ground, skirting shall be used to ensure that the area under the deck is screened from view.
c) Enhance pedestrian comfort and extend the use of patio and deck spaces, where possible.
5.7.8.
Parking and Loading
a) Loading facilities shall be designed in the least visually obtrusive manner possible and should be situated so as not to interfere with internal traffic circulation.
b) Parking for motorized scooters, bicycles, and mobility aids (accessible parking) should be provided and located in an easily accessible location.
c) Areas utilized for parking, storage, loading, and dumpsters should be screened and buffered with fencing and landscaping to minimize any potential visual and noise impacts.
d) Required on-site parking, except for visitor parking, should be provided in an underground parking facility, wherever possible.
e) Where above-grade or structured parking is unavoidable, large, continuous parking areas are discouraged. Smaller parking areas should be screened using trees or other landscaping and fencing.
f) Orient and design building service entrances, loading docks, and recycling and waste facilities away from pedestrian areas and highly visible locations.
g) Minimize the visual impact of parking facilities, their entrances, and related signs and equipment. Entrances to parking structures should be demised from the public realm using railings or an overhead door.
a) Textures, materials, and surfaces applied for sidewalks and other paved features should be consistent amongst site frontages and developments.
5.7.10. Lighting
a) Overhangs, canopies, and colonnades should incorporate soft lighting to enhance pedestrian safety and comfort.
b) Light spillover from adjacent uses should be considered as part of the overall lighting concept.
c) Exterior lighting and illuminated signs should be oriented so as not to create a direct glare on neighbouring buildings or properties. Lighting should not interfere with the visibility of traffic signals.
d) Parking lots and dark, underutilized spaces should be well-lit and have well-defined paths for pedestrian movement.
e) Signage, entrances, and level-changes such as stairs and ramps should have dedicated lighting and enhanced light levels to facilitate identification by users.
f) Provide building and site lighting to ensure all grade separated areas are well it.
5.7.9. Sidewalk and Paved Surfaces
5.7.11. Viewscapes
a) Views and vistas should be maintained in both directions along key downtown streets and avenues.
b) Projections, lights, and wires that impede mountain views are discouraged.
c) Electrical devices, such as antennas, satellite dishes, transformers, and power lines should be situated away from the principal or front façade of the building and/or should be screened from view.
d) Special care should be taken to ensure that additions and mechanical/electrical equipment, where possible, do not obscure historic facades.
e) Signage should not hinder sightlines or block views to natural surroundings.
f) Development should be designed to both preserve and take advantage of scenic views.
5.7.12. Wayfinding and Identity
a) Canopy, awning, or painted signs are preferred over backlit fascia signs attached to the building.
b) Building signage should be sensitive to the historic context of downtown Cranbrook.
5.7.13. Public Art
a) Public art should be publicly accessible at a highly visible location. When installed on private lands, public access to the artwork should be maintained.
b) Public art should be located so as not to hinder pedestrian, cyclist, or vehicular movement.
c) Public art should consider durability, climatic/seasonal, and night-time use.
5.7.14.
Heritage Assets and Special Conditions
a) The redevelopment of buildings and areas should be complementary to the form, massing, and scale of established heritage buildings.
b) The restoration of heritage and historic buildings is encouraged.
c) Applied architectural elements such as canopies, awnings, signage, decks, and exterior embellishments are discouraged when they do not enhance the appreciation of historic buildings or structures.
d) Contemporary interventions should be clearly distinguishable and subordinate to existing heritage buildings, so as not to misread as part of the original construction.
e) New development should be contextual with the existing heritage character of the block, regarding setback, scale, massing, street-wall height, and landscaping character.
f) Cues for new development should be taken from the existing context, such as window patterns and placement, building finishing and materials, and other adjacent historic architectural features.
g) Designs intended to mimic heritage buildings are discouraged, whereas contemporary interpretations of traditional design and detail are encouraged.
H I G H W A Y C O M M E R C I A L
6
1
Those parts of Cranbrook designated as the Highway Commercial Development Permit Area on Schedule 17 of the Official Community Plan.
Note: Permit applications for commercial developments exceeding4,500 m2 and within 800 mof a controlled area, as defined in section 52 of the Transportation Act, must also be referred to the Ministry of Transportationand Infrastructurefor their approval as per requirements of section 505(2) of the Local Government Act. Highway 3 is a controlled access highway and access management should be considered with all development and redevelopment adjacent to anyMinistry of Transportation and Infrastructure rights-of-way.
6 . 2 .
Local l Government t Act
The Highway Commercial Development Permit Area is designated as a development permit area to establish guidelines for the form and character of commercial development pursuant to Section 488(1)(f) of the Local Government Act E 6 . 3 .
For reasons of visibility, consumer convenience and access, some forms of commercial development gravitate to high-traffic corridors. These corridors may consist of a relatively high number of commercial businesses within a particular area, each competing for the attention of the consumer. Buildings and sites are often designed in such a way that aims to best accommodate and attract the consumer to the business, sometimes leading to variation in building and sign design, site access points, and parking area siting and design.
This development permit area aims to enhance the aesthetic of the CranbrookStreetand Van Horne Street corridor which is the City’s primary thoroughfare. E 6 . 4 . A
Activities identified in Section E1.4.
A Highway CorridorCommercialDevelopment Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)All applications for subdivision.
Gardening and Plant Removal Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
Construction and Other Activities
a)Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
b)Replacement, or repair of driveways.
c)The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
d)Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused
EXEMPTIONS
event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
e) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
f) Minor text or content changes to existing signage.
g) Building additions to a maximum of 100 sq. m. in size.
E 6 . 6 . A
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area. When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, an itemized cost estimate including a planting list describing proposed species and associated pot sizes.
b) The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with the plans submitted.
c) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
d) A concept plan including colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
E 6 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
a) Landscaping shall be provided for all commercial developments and should include a combination of grasses, trees, and shrubs, provided:
i. at the edges of buildings;
ii. between buildings and parking areas;
iii. between and at the ends of rows of parking stalls;
iv. at site entrances;
v. between parking areas and public roadways;
vi. to screen outdoor storage areas and waste disposal containers; and vii. on all areas of a site that are not covered by buildings, access lanes, parking or loading areas.
b) Avoid using fencing along property lines that abut streets. Where fencing along road frontage is deemed necessary, the fence should be set at least 1 m inside the property line and landscaping placed on the roadside of the fence.
c) Where fencing along vehicular or pedestrian routes is deemed necessary, to enhance visual interest, alignment of the fence may be varied by insetting intermittent portions of the fence by at least 1 m and planting clusters of vegetation within each inset. Transparent fences such as full height lattice or wrought iron with climbing vines are encouraged to enhance appearance.
d) Paved pedestrian pathways or sidewalks with a minimum width of 1.5 m should be provided, where applicable.
e) Shared access driveways are encouraged to enhance the efficiency of vehicular and pedestrian movement between neighbouring developments and to minimize the number of entry/exit points along the public right-of-way. Maximum spacing of a minimum of 30 metres on centre should be provided between any access driveways. Any access onto a controlled highway must receive the Ministry of Transportation and Infrastructure approval prior to the issuance of a building permit. Site circulation review should be completed to ensure sufficient and safe circulation of vehicles.
f) Width of driveways should be minimized so as not to expose pedestrians to excessive interruptions in the continuity of the sidewalk. Sidewalk material should extend across driveways.
g) Driveway accesses should be designed and located to adhere to the Transportation Association of Canada’s Geometric Design Guide for Canadian Roads and any other applicable design standards.
h) Parking lot layouts should facilitate safe and convenient movement to, from and within, the site.
i) Surface parking should be located behind the building, screened with landscaping, and integrate stormwater management systems. Surface parking located between a highway and the front or side yard of a building is not supported.
j) Ensure movement corridors, including curb cuts or curb-letdowns are fully accessible and can accommodate access via mobility aids and devices.
k) Where pedestrian routes cross driving aisles, the use of distinctive paving (colour or texture) is encouraged to help distinguish and identify the pedestrian connection.
l) Pedestrian access to and within the site shall be universally accessible, convenient, and safe.
m) Vehicle site access and on-site circulation shall be conveniently laid out, with minimum interference for pedestrians and cyclists.
n) Loading facilities shall be designed in the least visually obtrusive manner possible and should be situated so as not to interfere with internal circulation.
o) Parking for motorized scooters, bicycles, and mobility aids (accessible parking) should be provided and located in an easily accessible location, where applicable.
p) Drive-through facilities shall be limited to a single lane width and located internally on the site, not between building faces and streets.
q) On-site amenity areas for employees are encouraged, including rooftop spaces (e.g. patios, gardens).
r)Site design shall apply Crime Prevention Through Environmental Design principles to reduce crime and nuisance opportunities and enhance safety.
s)Where parking is provided in the rear yard, rear access to businesses should be provided and identified by wall-mounted signage.
t)The use of landscaping islands to provide shade and reduce heat levels is encouraged.
u)Development should be designed to both preserve and take advantage of scenic views.
v)Buildings should be designed so that visual interest is provided at street level. This may be achieved through the provision of architectural components such as doors and windows, and variations in the plane, texture and/or colour of exterior walls facing pedestrian and vehicular routes.
w)Buildings on corner sites or with double road frontage should be designed in recognition of their visibility from each road and should present a continuity of design, colours, design details, materials, exterior finishes, and landscaping on all facades.
x)On corner sites, consider orienting main entries, plazas, interior lobbies, and prominent windows towards the corner.
y)Canopies and awnings are encouraged to provide weather protection, add visual interest, and reduce the apparent scale of buildings at the pedestrian level.
z)The siting and enclosure of areas for the collection of refuse and recyclable materials should be coordinated with the overall design of the development. The enclosure structure should be constructed and finished to the same quality as the principal building.
aa) Varied rooflines are encouraged and long, flat facades should be avoided wherever possible. Rooftop and wall-mounted mechanical equipment shall be screened from view by the inherent form of the roof or by purpose-built structures constructed from durable, all-weather materials other than wood.
bb) Main entrances should be designed to be visually prominent and this may be accomplished through the use of entry porticos, deep roofline overhangs, parapets, awnings, porches, archways, columns or arcades.
cc)Exterior lighting and illuminated signs should be oriented so as not to create a direct glare on neighbouring buildings or properties and shielded to direct light downwards to reduce light pollution. Lighting should not interfere with the visibility of traffic signals.
dd)All road accesses, parking lots, pathways and internal road networks should meet TAC Geometric Design Standards as determined at the Building Permit stage of development approval.
ee) Buildings on the same site shall have complementary massing and exterior finishes.
ff) Door openings and windows should reflect the character of the facade, have bold frames, and be recessed.
gg) The use of high-quality wood, brick, stone, rough face concrete block, stucco and vinyl stucco for the exterior finish is encouraged over aluminum or vinyl siding.
hh) Encourage simple colour schemes with few colours. Consider the use of colour schemes including earth tones and neutral colours that are harmonious with existing development in Cranbrook.
ii)Freestanding signs should be integrated into a landscaped node.
jj) Areas utilized for parking, storage, loading and dumpsters should be screened and buffered with fencing and landscaping to minimize negative visual and noise impacts for pedestrians.
I N D U S T R I A L
E 7 . 1 . D e s i
Those parts of the City of Cranbrook designated as the Industrial Development Permit area on Schedule 18 of the Official Community Plan.
E 7 . 2 . A
Local l Government t Act
The Industrial Development Permit Area is designated as a development permit area to establish guidelines for the form and character of industrial development, pursuant to sections 488(1) (f) of the Local Government Act
E 7 . 3 . S
Given the wide array of possible uses of industrial land, conflicts may arise between industrial operations and adjacent landowners if attention is not applied to site layout, landscaping, screening, access, siting, and design of principal buildings. For neighbours, passersby, and visitors to Industrial lands, development should appear tidy safe, and aesthetically pleasing. This development permit area aims to ensure that industrial development is designed in a manner that is functional and compatible with surrounding land uses. The guidelines of this section are intended to help achieve these expectations and minimize potential land use conflicts in areas where Industrial uses are permitted. E 7 . 4 . A
Activities identified in Section E.1.4.
7 . 5 .
An IndustrialDevelopment Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)All applications for subdivision.
Gardening and Plant Removal Activities
Construction and Other Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for the purpose of enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
a)Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
b)Replacement, or repair of driveways.
c)The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
d)Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
E 7 . 6 . A p
EXEMPTIONS
e)Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
f)Activities limited to those indicated as “normal farm practices” as defined in the Farm Practices Protection (Right to Farm) Act on lands within the Agricultural Land Reserve.
g)Minor text or content changes to existing signage.
h)Building additions to a maximum of 100 sq. m. in size.
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a)A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, and an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractorandwill be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with plans submitted.
b) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
c) A concept plan including colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
E 7 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
7.7.1.Guidelines Applicable to All Development
a)Access to and from parking and loading areas must not impede traffic flows on public roadways.
b)Parking, outdoor storage areas, garbage bins, and/or loading/unloading areas should be visually screened by landscaping from any adjacent residential areas and public roadways.
c) Access driveways are encouraged to be shared to minimize the number of, and to provide maximum spacing (a minimum of 30 metres on centre) between, entry/exit points along the public right-of-way.
d) Pedestrian access to and within the site shall be universally accessible, convenient, and safe.
e) Site design shall apply Crime Prevention Through Environmental Design principles to reduce crime and nuisance opportunities and enhance safety wherever possible.
f) Vehicle access and on-site circulation shall be conveniently laid out, with minimum interference for pedestrians and cyclists.
g) Parking areas shall be located to the rear, side, or below buildings, where appropriate.
h) Large parking lots shall be broken down into smaller groups of parking spaces wherever possible.
i) Accessible bicycle parking should be provided in accordance with zoning requirements.
j) Lighting and illuminated signage should be oriented so as not to create a direct glare on neighbouring buildings or residential areas, and should consist of down-cast fixtures to reduce light pollution.
k) On-site amenity areas for employees are encouraged.
l) Where visual screening is desirable, the use of evergreen shrubs, trees, and other plantings forming an opaque visual barrier is encouraged.
m) The use of landscaping islands to separate large expanses of parking into smaller sub-sections is encouraged.
n) Fencing along the front property line is discouraged if not essential to site security.
o) Where fencing is deemed necessary along road frontages, the landscaping shall be placed between the fence and the property line.
p) Landscaping along road frontages is encouraged.
q) Installation of raised landscaped berms is encouraged where appropriate to enhance the effect of visual screening. Berms required for on-site drainage control shall be landscaped.
r) All areas not covered by buildings or structures, and not required for parking, loading, storage, assembly, processing, or manufacturing shall be suitably landscaped. Landscaping should comprise of xeriscaping features and native plant species suitable to local conditions with low water usage requirements.
s) Existing native vegetation should be retained wherever possible.
t) Permeable surfacing materials are encouraged where possible to enhance on-site drainage.
u) Buildings on corner sites or with double road frontage should be designed to acknowledge the building’s visibility from each street through continuity of design, colour, materials, exterior finish, and landscaping.
v) Buildings should be finished in natural, earth tone colours. The use of unfinished concrete, metal, or aluminium as a final building finish is discouraged.
w) Buildings on the same site should have complementary massing and exterior finishes.
x) Development to be used for light industrial purposes is encouraged to articulate large areas of building walls through a combination of windows, building materials, textures, architectural features, and landscaping.
y) Varied rooflines are encouraged in place of long, flat facades. Rooftop and wall-mounted mechanical equipment should be screened from view.
z) Main entrances to publicly-accessible areas of the development should be located adjacent to the street on which a building is facing. Entrances should be easily identifiable, highlighted through use of material and colour variation, and give the appearance of depth.
A I R P O R T L A N D S
Those parts of the City of Cranbrook are designated as the Airport Lands Development Permit Area on Schedule 19 of the Official Community Plan. These areas include the Airside Commercial 2A & 2B and the Groundside Commercial Area 3, which are subject to the Aeronautics Act and the Cranbrook Airport Zoning Regulations and shall be consistent with the guidelines of this development permit area. Development within the aerodrome, including terminal and movement areas, shall comply with the Aeronautics Act, as amended, and the Cranbrook Airport Zoning Regulations, and is not subject to this development permit area.
E 8
2
A
e Local l Government t Act
The Airport Lands Development Permit Area is designated as a development permit area to establish guidelines for the form and character of commercial, industrial, or multi-family residentialdevelopment, pursuant to sections 488(1) (f)of the Local Government Act and Section 488 (h) and to establish guidelines topromote energy and water conservation, and the reduction of greenhouse gas emissions, pursuant to sections 488(1) (h) (i) & (j)of the Local Government Act.
Building and site development standards including exterior lighting within the Airport Lands are further regulated by the Aeronautics Act as amended and the Cranbrook Airport Zoning Regulations
E 8 . 3
The Canadian Rockies International Airport (CRIA) serves as the transportation gateway, connecting the residents of Cranbrook, Kimberley, Fernie, Sparwood, Creston, Nelson, Trail, and the Greater Kootenay Region with the rest of the world. The CRIA also provides an important economic linkage to the Kootenays, in support of tourism, local businesses, natural resource industries, and regional educational and medical services.
Located amongst rolling grasslands and forested hills, the Airport location offers incredible surrounding scenic vistas, including the spectacular backdrop of the spires and peaks of the Rocky Mountains. As such, the CRIA lands will be among the first and last visual impressions of Cranbrook and the surrounding East Kootenays region for recreationaland business travellers. It is therefore important that commercial and industrial development of the Airport Lands respects the inherent aesthetic values of the location, presents an attractive image to area visitors, and does not adversely degrade the ability to safely conduct air operations.
Development of the Airport Lands is intended to accommodate the development of supportive clusters of expanded aviation opportunities and complementary commercial businesses, including freight and logistics, aviation manufacturing and repair, research and development, testing laboratories, natural resource, environmental high-tech and medical sectors, and professional development and training facilities.
The objectives of this development permit area are to:
a)Ensure a cohesive visual image of commercial development within the Airport Lands that is respectful of its Rocky Mountain location and context.
b)Ensure that site development and constructed buildings within the Airport Lands present an attractive, high-quality image, which creates visual interest at ground level when viewed from open spaces, public roads, and sidewalks.
c)Ensure that Airport flight operations are not adversely affected by added sky-lighting from commercialor industrial development, inappropriate landscaping, signs, or structures.
d)Encourage the development of an airport-related commercialand industrial business park incorporating sustainable design elements that promote energy and water conservation.
E 8 . 4 . A p p l i c a b l e A c t i v i t i e s
Activities identified in Section E1.4.
E 8 . 5 . E x e m p t i o n s
An Airport LandsDevelopment Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)Subdivision involving only lot line adjustment. For lot line adjustment to be exempt there must be sufficient developable area outsidethe development permit area as confirmed by the City, BC Land Surveyor, or Qualified Environmental Professional, and there are no works proposed within the development permit area.
Gardening and Plant Removal Activities
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publicationand under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private
Construction and Other Activities
EXEMPTIONS
property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d) Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
a) Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
b) Replacement or repair of driveways.
c) The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
d) Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
e) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
f) Activities limited to those indicated as “normal farm practices” as defined in the Farm Practices Protection (Right to Farm) Act on lands within the Agricultural Land Reserve.
g) Building additions to a maximum of 100 sq. m. in size.
h) Minor text or content changes to existing signage. Minor text or content changes to existing signage.
E 8 . 6 . A p p l i c a t i o n R e q u i r e m e n t s
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, and an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with plans submitted.
b) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
c) A concept plan including colour elevation drawings that may outline proposed building materials and colours, interior floor plans, and context photos.
E 8 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
a) Main building entrances and public interfaces should be designed to be visually prominent and face the front yard of a site. This may be achieved through the articulation of building façades, varied roof planes, and the use of porticos, canopies, varied wall materials, textures, finishes and building trim, including the use of glazing within curtain walls.
b) Building designers should seek opportunities to articulate the building footprint, vary the roofline or elevations of buildings, vary the colour scheme, or add architectural details to avoid large, undifferentiated wall masses or monotone wall colours, in particular for the front façades of buildings or the sides of buildings where a site faces two streets.
c) The use of extended roof overhangs and exterior sunshades is encouraged as part of the building design to regulate sunlight and solar gains.
d) The use of high-quality building materials and finishes including brick, stone, wood, textured or split-face concrete block, EFIS stucco panels, composite materials, or pre-finished metal panels and building trim is preferred, rather than vinyl siding.
e) Generally, the use of highly reflective metal wall or roofing materials is discouraged.
f) The use of glazing applications including entryway, storey, mullioned, and inset wall pattern windows, clearstory, transom windows, and skylights, to create natural lighting opportunities and visual interest from the ground level is encouraged.
g) Consider the type of glazing installations used to control natural lighting and regulate building heating needs for energy efficiency. The use of multi-glazing, low-E type windows, canopies, awnings, and sun shading devices are examples of window treatments.
h) Building finishes should use colour schemes that generally include natural, earth-tone colours, such as light and dark colour variations or earth tone colours.
i) Roof and wall-mounted mechanical or ventilation equipment should have durable finishes and colours and be screened from view through roof design elements, such as the use of raised roof parapets.
j) Solar panels should generally present a non-glare finish, and when located on roof levels, they may be screened like other roof-mounted mechanical equipment. Where solar panels are affixed to wall façades, they should be treated as an art feature and designed as part of the overall building character. Solar panels with a multi-coloured agate style finish are an example of the preferred wall-mounted panels.
k) The main entrances of building façades should be oriented to face the public access road for the site to present a consistent street façade. Where multiple buildings are located on one property, the main building entrance façades should generally be oriented to face the main interior access road.
l) Consideration should be given, where practical, to the placement of buildings and open spaces on a site parcel as part of overall site development to maintain scenic view corridors and vistas surrounding the Airport Lands.
m) Open spaces within sites are also encouraged to provide outdoor amenity spaces for employees and customers. Outdoor amenity areas should be grassed or landscaped and can provide areas for recreation purposes.
n) Site developers should consider incorporating a secure bicycle parking area near building entrances to encourage cycling trips between the various commercial areas of the Airport.
o) Site landscaping will be an important aspect of site development within the commercial/industrial areas of the Airport Lands in providing a consistent and attractive view of Airport development from the public realm. Landscaping can be used to frame site or building entrances, soften buildings and structures, define spaces, and screen undesirable views.
p) Landscaping shall be provided for all Groundside commercial developments and the street-facing portions of Airside development parcels within the Airport Zone, and should generally comprise a combination of grassed areas, trees, and shrubs, including the use of drought-resistant and native plant species.
q) Site developers should look for opportunities to create a business park-like setting with an emphasis on landscaping of the front yard areas and exterior yard areas as applicable. Landscaping should be provided:
i. along the front and sides of buildings,
ii. to accent building features,
iii. to accent site entrances,
iv. between buildings and parking areas,
v. between and at the ends of parking stall rows,
vi. between parking areas and public sidewalks and roadways,
vii. to screen outdoor storage areas, refuse bins and recycling containers.
r) Site developers should consider providing plantings with a range of heights, shapes, sizes, and colours that offer seasonal interest and create an attractive setting for employees and customers.
s) The use of xeriscaping is encouraged and should include both plants and aggregate materials. Plantings should comprise of native species. Landscaping elements such as rock features, permeable pavers, and small water features (e.g. fountains) are encouraged.
t) All drainage shall be retained on-site via the installation of stormwater management features.
u) Despite (r & s) above, care will need to be taken to avoid plants, trees, landscape features, or stormwater ponds that attract or provide habitat for birds, particularly flocks of birds such as Canada Geese that may affect flight operational safety.
v) Consider screening in the form of a grassed berm, solid board fencing, or landscaping where development is located adjacent to or abutting ?aq’am lands.
w) Landscaped site areas shall be maintained over time, and be capable of sustained healthy growth, with irrigation installed as required.
x) Parking must be provided in the front yard, and/or side yards for a parcel in Airside Commercial areas, and within the front yard, side yard and/or rear yards for a parcel in the Groundside Commercial areas.
y) PA parking surface area shall be separated from a sidewalk, or a front or side parcel line by soft landscaping such as a grass verge or berm or other soft landscape material.
z) Where site parking is not provided within the front yard area of a parcel, the front yard should be fully landscaped. Pedestrian connections between the public sidewalk and the building should be provided.
aa) Consider the use of curbing or parking bumpers to protect pedestrian and landscaped areas.
bb) Site signage should primarily consist of monument-style (low profile) signs, incorporated within the front landscaped area. These signs are free standing in nature but are not pole mounted and may be a maximum of 1.7 m in height including base and 4.0 m in length overall.
cc) Where a development includes multiple tenants – two or more businesses, a company directory (ladder style) sign will be permitted within the front landscaped area. Directory signs typically consist of a vertical series of horizontal tenant sign boards, affixed between two upright posts. Directory signs may be a maximum of 2.1 m in width and 4.0 m in height with a maximum sign copy area of 5.5 m².
dd) In addition to company signage, a reader board may be affixed to buildings below the fascia level which displays advertising or information related to the business, subject to the following criteria. A reader board may be a maximum area of 2.1 m² lighted with low-intensity, subdued illumination to minimize glare, and the messages displayed are static or do not change more once every 30 seconds.
ee) Consider the use of rock, brick, textured or split-face concrete materials as part of the overall design of monument signs and directory signs. Additionally, rough timber-style construction including gable roof covers is encouraged for directory signs.
ff) Billboards or advertising and signage mounted on poles are not permitted in the Airport commercial development areas.
gg) The Airport Development Permit Guidelines do not apply to public information signage required for traffic regulation, movement and control, Airport operational signs, or Airport and regional area location and direction signs including map boards.
hh) Monument signs, directory signs, and signage affixed to buildings may be lighted from above or backlit with low intensity, subdued lighting brightness. The objective is that such lighting does not create glare for Airport operations or street-level users.
ii) The proposed signage for Airside and Groundside Commercial sites should relate to the character of the site and buildings and should also be designed to be compatible with the desired character of the Airport business development area. The type, size, placement, and design details of all signs proposed should be provided as part of the Development Permit application to ensure the proposed signage meets the intent of the Airport Development Permit Guidelines.
jj) The Airport Development Permit Guidelines will guide the specific types of signs, the size and area of signs and the signage illumination that may be used in the Airport commercial/ industrial areas, to achieve a cohesive and attractive business park appearance of Airport development. All other aspects of technical sign design and construction are regulated by the City of Cranbrook Sign Bylaw, No.3773, 2013.
kk) An area-specific approach to the provision of exterior lighting treatments for public and commercial developments within the Airport Lands is both desirable and necessary in providing sufficient illumination for safety and security purposes, while creating a consistent and attractive lighting ambience within the commercial development area. Site lighting should also not in any way diminish the dark sky environment necessary for night-time Airport operations, where the runway landing lights remain the most prominent lighting visible within the airport and surrounding lands in all weather conditions.
ll) Exterior site lighting should provide adequate illumination levels for pedestrians, parking and loading areas, and driveways while preventing light trespass or light glare onto adjacent properties or the street right-of-way.
mm) Building-mounted parking area lighting or pedestal (pole) mounted lighting standards for parking, loading, work, or storage areas shall incorporate downward shielding as part of the light fixture to a maximum of 60 degrees as measured from the nadir of the vertical axis (see Figure 1). The shielding is required to prevent light bleed above 60 degrees into the sky which is wasteful of energy and may potentially interfere with flight operations.
nn) Exterior building-mounted lighting, or pedestal-mounted parking light standards shall be limited to white light illumination forms such as those provided by Metal Halide or LED types of illumination and shall be shielded. More natural, white light illumination is intended to provide adequate light safety levels while enabling potential energy and maintenance savings. Shielded white area lighting is also intended to help drivers and pedestrians discern movement and objects quicker and easier than standard, unshielded yellow types of lighting, and generally provide a more pleasant experience for people within the Airport Lands.
Figure 1
oo) Floodlights for exterior work areas shall be shielded and focused on the work area so as not to present light glare outside the work area. Lighting elements are to be selected to enable sustainable maintenance and energy use.
pp) Building, monument signage or directory signs may be illuminated from above or backlighted with low intensity, subdued lighting brightness only. The intention is that such lighting does not create glare at street level.
S T E E P S L O P E S
9 . 1 . D
Those parts of the City of Cranbrook with slopes that are 20% or greater with buffer area and designated as the Steep Slope Development Permit Area on Schedule 20of the Official Community Plan.
E 9 . 2 .
Act
Local l Government
These areas are designated as a development permit area to establish guidelines to protect development from hazardous conditions and to protect the integrity of steep slopes and their soils, pursuant to sections 488(1) (a) and (b) of the Local Government Act.
E 9 . 3 . S
Portions of the City of Cranbrook have slopes of 20% or greater with buffer area that may be susceptible to erosion, storm water run-off, land slip, rock falls, subsidence, gullying or other hazards that could pose risks to public safety, as well as environmental concerns. Land development activities, pedestrians, mountain bikes, and off-road vehicles have accelerated the erosion process of steep slopes.
The risk associated with these potential hazards may vary from one location to another depending on the area of the steep slope of 20% or greater, previous history of hazardous events (e.g. land slip), impacts from past development activities on the land, the nature of the terrain (e.g. soil conditions), and the type of development activities proposedThis development permit area aims to reduce and mitigate risks to development and the public in areas where steep slopes exist and to protect hillsides from further erosion.
E 9 . 4 . A
Activities identified in Section E1.4.
A Steep SlopesDevelopment Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)Development or alteration of land to occur outside the designated development permit areaand associated buffer as shown on Schedule 20, andas determined by a BC Land Surveyor.
Gardening and Plant Removal Activities
a)Theplanting of native trees, shrubs, or groundcovers for enhancing the habitat values and/or soil stability within the development permit area.
b)Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree shrub pruning, vegetation planting, and minor soil disturbance that do not alter the general contours of the land or disturb any existing vegetation theslope. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
c)The small-scale, manual removal of invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practice such as the Invasive Plant Council of BC’s “Grow Me Instead” publication and under theguidance of a Qualified Environmental Professional
d)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
e)Activities limited to those indicated as “normal farm practices” as defined in the Farm Practices (Right to Farm) Act on lands within the Agricultural Land Reserve
ACTIVITIES
Construction and Other Activities
EXEMPTIONS
a) Repair or maintenance of, or renovations to, existing legal buildings, structures or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required), and where land alteration to conduct such activities is not required.
b) Any activities proposed to be setback a minimum of 30 m from any steep slope feature existing on the lands as identified on Schedule 20 or in a geotechnical assessment prepared by a Professional Engineer.
c) Building additions with a floor area less than 10 m2
d) Emergency circumstances to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring because of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
e) Construction, repair, alteration, or maintenance of public works, amenities, and facilities conducted by the City of Cranbrook or its agents where appropriate measures have been undertaken to satisfy the applicable development permit area guidelines and consideration has been given for ecosystem functions and their cycles.
f) Digging of observation holes for percolation testing under supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under supervision of a Professional Engineer or Geoscientist.
g) Onsite wastewater disposal system installation meeting the requirements of the Sewerage System Regulation of the Public Health Act and where the proposed septic field is a minimum of 30 metres from the top or bottom of a bank.
h) Lands where there is no steep slope hazard, confirmation of which requires a preliminary report from a Professional Engineer or Geoscientist.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) An assessment report prepared by a Professional Engineer or Geoscientist registered in the Province of British Columbia shall be required to assist in determining what conditions or requirements shall be included in the development permit so that the proposed development is protected from the hazard, and no increase in hazard is posed to existing development on or near the subject property. The assessment must adhere to the EGBC Professional Practice Guidelines. The assessment report must include:
i. a description of the nature and extent of the hazard
ii. a site plan identifying areas susceptible to the steep slope hazard and any areas that are to remain free from development, in addition to the site plan elements required in a) of this section;
iii. any recommendations outlining how the development may proceed safely for the proposed use; and
iv. a statement from the Professional Engineer or Geoscientist that, in their professional opinion, the property is safe for the proposed use.
v. A completed Landslide Assessment Assurance Statement.
b) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards and areas to remain free from development
c) Where ground disturbance or vegetation removal is proposed in areas with 20% slope or greater, applicants must submit a detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, an itemized cost estimate including a planting list describing proposed species and associated pot sizes prepared by a professional landscape contractor.
d) An Environmental Monitoring Plan that describes the proposed monitoring program to be used during the development process. This plan shall be prepared and implemented by a QEP. Monitoring must continue for a period of at least one year after development has been deemed complete by the City unless otherwise specified by the QEP. A post-development report shall be submitted at the end of the monitoring period to confirm that all potentially negative environmental impacts have been effectively addressed.
e) A restoration plan for any proposed site disturbances, including restoration of areas where invasive species are established.
E 9 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
9.7.1.
General
a) Recommendations within the professional report(s) required will form part of the development permit terms and conditions upon issuance, and may include registration of a Section 219 covenant, prepared at the applicant's expense and to the satisfaction of the City’s Manager of Planning.
b) Council will recognize and protect any areas with a slope of 20% or greater with buffer area which represent significant components of the open space character of the community (whether public or private lands) as “no disturbance/no build” areas; this may be achieved by means of a covenant or other legal mechanism in situations where Council or the delegated authority has not requested a park designation.
c) Recommendations within the professional report(s) required will form part of the development permit terms and conditions upon issuance, and may include registration of a Section 219 covenant, prepared at the applicant's expense and to the satisfaction of the Manger of Planning.
d) Prior to construction commencing, the installation of temporary fencing or flagged stakes marking any areas to be avoided due to either hazardous conditions or to avoid disturbance to sensitive vegetation that plays a role in mitigating the hazard, is required.
e) Where retaining walls are necessary, heights and widths should be minimized wherever possible. Any retaining structures must be designed by a Qualified Professional.
f) Subsoil exposure should be minimized.
g) The use of fill should be minimized during site preparation.
h) Applicants are encouraged to design development in a manner that minimizes impact on any natural features, including vegetation, that help to mitigate flood and/or erosion risk. The establishment of tree and vegetation preservation zones is encouraged.
i) Conduct development activities at a time of year, and use construction methods that minimize(s) the impact on the development permit area.
j) Designs should aim to avoid the need for retaining walls.
9.7.2. Siting
a) Incorporate existing terrain as much as possible in the site design to minimize site alterations.
b) Where possible, buildings and structures should be located close to one another, or clustered to make efficient use of the site and better protect sensitive features.
9.7.3. Landscaping
a) Landscaping should be designed to prevent future land slippage or other stability risks by incorporating new plantings of native plant species with low water usage requirements wherever possible.
b) The removal of all forms of native vegetation should be limited wherever possible. Tree cutting within 5 meters above or below the crest of slopes is not permitted, unless otherwise deemed safe by a Professional Engineer of Geoscientist to not jeopardize the stability of the slope.
c) Existing native vegetation should be retained wherever possible to minimize disruption to habitat and maintain ecological processes that support ecosystem function, wildlife ecology, and unique ecosystems.
d) Any plantings shall comprise of native species suitable to local conditions and/or plant species with low water usage requirements. New plantings that may enhance ecological functions are highly encouraged.
e) Revegetation of exposed soils should occur after land alteration to prevent and mitigate stability risks.
f) Where the assessment report recommends revegetation and/or enhancement works, the Manger of Planning may require the applicant to submit a landscaping plan prepared by a Landscape Architect showing existing and proposed vegetation, trees to be removed and retained, the location of barriers to protect trees to be retained, the species of trees to be retained, a planting list, and security deposit equal to the total estimated costs of all materials and labour as determined by and to be released upon final inspection by a Landscape Architect or other similarly qualified professional.
9.7.4. Drainage
a) All drainage occurring as a result of development must be managed on-site
b) impervious surfaces must be limited including but not limited to the overall building footprint, roof size, and area of paved surfaces.
c) Lots should be graded to avoid directing water towards a slope.
9.7.5.
Land Alteration
a) The placement of fill, including yard clippings, excavated material, sand, or soil within the 30 m buffer area is not permitted unless otherwise guided by a Professional Engineer or Geoscientist.
b) The terracing of slopes (leveling the ground in sections to create a staired effect where development is to be sited on the flat portion of the land) must be avoided where possible. All site design and landscaping should occur in a manner that respects the natural contours of the land.
Those parts of the City designated as a development permit area on Schedule 21of the Official Community Plan where known aquifers exist.
These areas are designated as a development permit area to establish guidelines for the protection of the natural environment and to promote water conservation pursuant to sections 488(1)(a) and 488(1)(i) of the Local Government Act.
The Aquifer Protection Development Permit Area aims to protect Cranbrook’s groundwater system that provides domestic water supply for the City. Care must be taken in the storage, handling, manufacture, and use of products on sites within this Development Permit Area to avoid contamination of the underlying aquifer. This development permit area aims to protect the supply and quality of groundwater of lands in Cranbrook through:
reducing the contamination of aquifers caused by land use activities; reducing community reliance on aquifers and groundwater; reducing the risk of depleted water supply; and encouraging water conservation efforts throughout the community.
Activities identified in Section E1.4.
An Aquifer Protection Development Permit is not required for:
Subdivision
EXEMPTIONS
Gardening and Plant Removal Activities
a) The subdivision is a lot consolidation that does not result in the creation of a vacant lot or parcel and does not involve construction in any nature, including the installation of underground infrastructure or utility services or the construction of roads.
b)Subdivision involving only lot line adjustment. For lot line adjustment to be exempt there must be sufficient developable land outside the development permit area as confirmed by the recommendations of a BC Land Surveyor or Qualified Professional, and no works proposed within the development permit area.
a) The planting of native trees, shrubs, or groundcovers for the purpose of enhancing the habitat values and/or soil stability within the development permit area.
b)The installation of an outdoor garden to be used for noncommercial purposes, provided that any irrigation systems installed are linked to, or supplemented by, an on-site rainwater harvesting system.
c) Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting, and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption doesnot apply to retaining walls and any structures that may require a building permit for construction.
d)The small-scale, manual removal of invasive plants or noxious weeds, via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plant Council of BC’s ‘Grow Me Instead’ publication and under the guidance of a Qualified Environmental Professional.
e)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act , is exempt only if a permit under the Wildlife Act has been obtained.
ACTIVITIES
Construction and Other Activities
EXEMPTIONS
a)Construction, repair, alteration, or maintenance of public works, amenities, and facilities conducted by the City of Cranbrook or its agents where appropriate measures have been undertaken to satisfy the applicable development permit area guidelines and consideration has been given for ecosystem functions and their cycles.
b) Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
c) Emergency procedures required to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a recent natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
d) The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required, so long as the building is not used for purposes or activities outlined in Schedule 2 of the Contaminated Sites Regulation.
e) Digging of observation holes for percolation testing, under supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under supervision of a Professional Engineer.
f) Onsite wastewater disposal system installation meeting the requirements of the Sewerage System Regulation of the Public Health Act and where the proposed septic field is a minimum of 30 meters from the top of the bank.
g)Construction, replacement, or repair of driveways.
h)All forest management activities on lands subject to the Private Managed Forest Land Act
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a)A hydrogeological assessment report prepared or stamped by a Professional Engineer or Geoscientist with experience in hydrologyto confirm the protection of the aquifer in relation to the intended uses. The report must include the following:
i.a site layout plan showing the location of activities listed in Schedule 2 of the Contaminated Sites Regulation ,the definition of the study area, the relationship of the proposed development to the protectedaquifer and known recharge areas,all well locations (abandoned or operational), proposed or existing above ground or underground fuel storage tanks, and underground utilities, such as water, sanitary, and storm water drainage or natural gas lines;
ii.capture zone analysis for existing and proposed new wells;
iii.an assessment of the ability of the aquifer to accommodate additional groundwater demand proposed by the development, which shall include the anticipated water demand of the proposed uses based on the development potential of the subject property based onthe current zoning;
iv.an assessment of the potential for contamination and the expected results should a spill occur;
v.review of any existing hydrogeological assessments undertaken for the aquifer in question;
vi.identification of potential impacts on adjacent properties and land uses; and
vii.recommendations for appropriate site-specific groundwater protection measures, including best management practices for site drainage, sewage disposal and hazardous material use, handling, storage, disposal, and spill response.
b)Where a geothermal development is proposed, the applicant must provide an assessment of the potential and cumulative effects including:
i.capability of the aquifer(s) to circulate the required quantities of groundwater,
ii.effects of the proposed geothermal system on groundwater quantity, temperature and quality,
iii.effects of the proposed geothermal system on the adjacent properties, other lands utilizing the affected aquifer(s) and other holders or licensees.
c)Where a proposed development is within the well protection area or well capture zone of a community water system, a hydrogeological assessment report prepared by a Professional Engineer or Geoscientist with experience in hydrogeology is required. The report must refer to any applicable well protection plans in place that are administered by the City or water supply system agencies and provide recommendations for the development to ensure mitigation of any potential risk to the community water source.
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
a)Recommendations within any required report(s) will form part of the Development Permit terms and conditions, and may include recommendations pertaining to the registration of a Restrictive Covenant, prepared at the applicant’s expense and to the satisfacti on of the Manger of Planning. Despite any stated limitations on the use or preparation of the report, it shall be clearly indicated that the City is authorized to make use of the report and its findings. Where a maintenance schedule for a sediment, oil, water and grease separator is recommended, a commitment to the maintenance schedule may be included in the covenant.
b)The City will not support applications where required professional report(s) have found the proposed development to pose detrimental impact(s) on either the quality or quantity of groundwater which cannot be adequately mitigated.
c)Treated effluent and diverted rainwater collection and discharge systems on commercial, industrial, multi-residential, and other developments where there is potential for silt and petroleum-based contaminants to enter a watercourse or infiltrate into the ground must be directed through an appropriately sized and engineered sediment, oil, water and grease separator or other engineered solution. Examples of uses to which this guideline applies includes those such as vehicle and machinery storage, cleaning andmaintenance, and public parking areas.
d)The use, storage, or disposal of substances or contaminants that may be harmful to area aquifers is discouraged. Any proposed buildings or structures that may store, dispose, or use chemicals, compounds, substances, or materials that may contaminate groundwater must be sited, designed, constructed, and maintained in a manner that minimizes the risk of contamination, as recommended by a Professional Engineer or Geoscientist. Steps must be taken to ensure the proper disposal of such contaminants, where applicable.
e)The release of foreign matter that may negatively impact water quality of a watercourse is prohibited as per the Water Sustainability Act
f)Property owners are encouraged to upgrade any private wells on their property to comply with the Water Sustainability Act and Groundwater Protection Regulation.
g)The integration of rainwater harvesting systems into a proposed development and/or site design is encouraged, and where proposed, must be accompanied by a rainwater management plan prepared by a Qualified Professional.
h)Impervious surfaces must be limited, including, but not limited to, the overall building footprint, roof size, and area of paved surfaces.
i)All drainage occurring as a result of development must be managed on-site.
j)The use of permeable paving and other methods to reduce rainwater runoff are encouraged.
k)Existing native vegetation should be retained wherever possible to minimize disruption to habitat and maintain ecological processes that support ecosystem function, wildlife ecology, and unique ecosystems.
l)Any plantings shall comprise of native species suitable to local conditions and/or plant species with low water usage requirements. New plantings that may enhance ecological functions are highly encouraged.
E N V I R O N M E N T A L P R O T E C T I O N
E 1 1 . 1 . D e s i g n a t i o n o f A p p l i c a b l e A r e a
Those parts of the City of Cranbrook designated as the Environmentally Sensitive Areas Development Permit Areaon Schedule 22 of the Official Community Plan, applying to environmentally sensitive areas.
E 1 1 . 2 .
Local l Government t Act
The Environmentally Sensitive Areas Development Permit Areais designated as a development permit area to establish guidelines for the protection of the natural environment, its ecosystems, and biological diversity pursuant to section 488(1)(a) of the Local Government Act.
E 1 1 . 3 . S
DEFINITION
Environmentally Sensitive Area means an area comprising valuable ecological features, habitats, and/or species.
Cranbrook is surrounded by the wilderness of the Rocky and Purcell Mountains, and as such, is home to a number of unique environmental features and habitats. It is integral that any sensitive areas and features be protected to ensure the health of Cranbrook’s natural environment is not compromised. This development permit area aims to protect and conserve the ecosystem functions of Cranbrook’s Biogeoclimatic Zones (Ponderosa Pine, Interior Douglas Fir, Bunchgrass, and Montane Spruce) by mitigating the impacts of new land use practices on the natural environment and encouraging the restoration of environmentally sensitive areas where past disturbances have occurred.
E 1 1 . 4 .
Activities identified in Section E1.4.
An Environmentally Sensitive Areas Development Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)Subdivision involving only lot line adjustment. For lot line adjustment to be exempt there must be sufficient developable area outside the development permit area as confirmed by the City, BC Land Surveyor, or Qualified Environmental Professional, and there are no works proposed within the development permit area.
Gardening and Plant Removal Activities
b)Subdivision where the following criteria aremet:
i.required minimum lot sizes are achieved exclusive of the development permit area, as confirmed by a Qualified Environmental Professional in writing;
ii.no development activities including grading, clearing, trenching, or installation of pipes, relating to the creation of all lots will occurwithin the development permit area; and
iii.where a covenant is registered to protect the environmental feature in a manner that is consistent with the applicable development permit area guidelines.
a)The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publication and under the guidance of a Qualified Environmental Professional.
b)The planting of native trees, shrubs, or groundcovers for the purpose of enhancing the habitat values and/or soil stability within the development permit area.
c)Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
Construction and Other Activities
EXEMPTIONS
d) Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
a) Development in an area where the environmentally sensitive area shown on Schedule 4:
i. does not exist due to mapping inaccuracy;
ii. is no longer deemed sensitive due to natural processes (e.g. wildfire, forest succession);
iii. is no longer deemed sensitive due to the loss of functions and conditions caused by a development previously approved by the City; or
iv. no longer exists as a result of development previously approved by the City.
b) Written confirmation by a Qualified Environmental Professional is required to confirm that any of the noted criteria are met for exemption. For clarity, if the environmentally sensitive area was previously disturbed through human activity that occurred without a development permit, this exemption does not apply.
c) Construction, repair, alteration, or maintenance of public works, amenities, and facilities conducted by the City of Cranbrook or its agents where appropriate measures have been undertaken to satisfy the applicable development permit area guidelines and consideration has been given for ecosystem functions and their cycles.
d) Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
e) Construction of a deck to be attached to a principal building.
f) Construction, replacement, or repair of driveways.
g) The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required and where the building or structure is located within an existing landscaped area.
EXEMPTIONS
h) Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
i) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
j) Activities limited to those indicated as “normal farm practices” as defined in the Farm Practices Protection (Right to Farm) Act on lands within the Agricultural Land Reserve.
k) Mining or forestry-related activities where a permit has been issued by the Ministry of Energy, Mines, and Low Carbon Innovation and/or the Ministry of Forests.
l) Onsite wastewater disposal system installation on lands that do not have any environmentally sensitive areas and that meets the requirements of the Sewerage System Regulation of the Public Health Act.
m) All park or parkland ancillary uses not containing commercial, residential, or industrial activities.
E 1 1 . 6 .
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
b) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, and an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with plans submitted.
c) An Environmental Monitoring Plan that describes the proposed monitoring program to be used during the development process. This plan shall be prepared and implemented by a QEP. Monitoring must continue for a period of at least one year after development has been deemed complete by the City unless otherwise specified by the QEP. A post-development report shall be submitted at the end of the monitoring period to confirm that all potentially negative environmental impacts have been effectively addressed.
d) A restoration plan for any proposed site disturbances, including restoration of areas where invasive species are established.
e) An assessment report prepared by a QEP with the objectives of identifying sensitive biophysical features on or near the property and providing recommendations and conditions for development to avoid or mitigate impacts to these features. In the absence of environmental data for the City, QEPs must rely on their best judgement when identifying sensitive biophysical features. QEPs may wish to identify and consider the proximity of any of the following features to the subject property/properties and the proposed development when conducting an assessment:
i. Wildlife corridors
ii. Aquatic/riparian areas and watercourses
iii. Surface drainage routes
iv. Sensitive grasslands, forests, or other environmental features or habitat areas
v. The habitat of any legislatively protected species, including those listed on the federal Species at Risk Act
vi. Rate and uncommon species and plant communities
vii. Topographic features
viii. Mitigation measures that should be considered in the biological assessment include but are not limited to:
1. minimization of vegetation removal. Where the removal of trees is proposed and replacement trees are recommended by the QEP, the QEP should outline the number of species of trees that should be planted;
2. maintenance of linkages with adjacent sensitive ecosystems to minimize habitat fragmentation and maintain wildlife corridors;
3. sediment and erosion control;
4. protection of sensitive areas through fencing or other permanent demarcation;
5. restoration of any features that may be disturbed as a result of development or disturbed as a result of past development activities; and
6. timing of construction to minimize potential impacts to wildlife and erosion.
f) When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports from professionals is required prior to security deposits being refunded to the applicant.
E 1 1 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
a) Applicants are encouraged to consider pruning, trimming, or topping of trees in instances where retention of trees in their existing state may pose substantial challenges to development or threats to property or public safety.
b) Retention of existing trees is encouraged. All retained trees should have their root systems and drip line protected.
c) Where the removal or disturbance of existing vegetation, including trees, is unavoidable, the City’s Manager of Planning may require the applicant to submit a restoration plan prepared by a Qualified Environmental Professional that describes the disturbed area (e.g. vegetation species and any environmental benefits they provide) and outlines recommendations and requirements for its restoration, including measures for tree removal and replacement, and maintenance of the restored area(s). This plan may be included as part of an environmental assessment report required for issuance of a development permit.
d) Existing native vegetation should be retained wherever possible to minimize disruption to habitat and maintain ecological processes that support ecosystem function, wildlife ecology, and unique ecosystems. These include, but are not limited to:
i. vegetation, trees, snags, standing and fallen dead wood (e.g. stumps), and root systems;
ii. rare and uncommon species and plant communities;
iii. soils and soil conditions (moisture, nutrients, and permeability);
iv. bird and other wildlife and their habitats, such as nesting and breeding areas;
v. wildlife habitat, including but not limited to wildlife breeding areas as well as nesting and perch trees; and
vi. topography and relative orientation of environmentally sensitive areas on neighbouring properties.
e) Any development, construction, or land alteration that may disturb critical habitat, active nesting sites, or breeding areas for wildlife should not be permitted unless properly guided by a Qualified Environmental Professional.
f) Timing of development should consider, and aim to avoid, when possible, times of the year when critical wildlife activities occur (i.e. nesting and breeding season).
g) Buffer areas must be imposed around important environmentally sensitive areas or habitats shown on Schedule 4 or identified by a Qualified Environmental Professional. Planting of native species in buffer areas is required and the buffer size must be in accordance with the following minimum setbacks for proposed development:
i. 30 m from forests;
ii. 15 m from wetlands; or
iii. the distance identified by a Qualified Environmental Professional in an environmental assessment report for parcels with any environmental features aside from those noted above.
h) For areas that the applicant’s Qualified Environmental Professional recommends must remain free from development:
i. the City’s Manager of Planning may require a Section 219 covenant to be prepared at the applicant’s expense, to the satisfaction of the City, to ensure that the identified areas remain free from development; and
ii. prior to construction commencing, the installation of temporary fencing or flagged stakes marking the protection area is required to avoid encroachment within the areas to be protected through to the completion of the development.
i) Where possible, buildings and other structures such as driveways, sheds, and garden areas should be located close to one another, or clustered, to make efficient use of the site and better protect any environmentally sensitive areas.
j) Where development or alteration of land is proposed, it shall be located where it will cause the least impact on the environmentally sensitive area. For lands where the entire site area is not wholly within the development permit area, it should be demonstrated that locating development entirely outside of the development permit area has been considered and a description of why that is not being proposed should be provided. Variances will be supported by staff only where the protection or enhancement of environmentally sensitive areas will be maximized.
k) The design and construction of any new streets and trails shall occur in a manner that limits disturbances to natural areas.
l) Revegetation of exposed soils shall occur after any necessary land alteration is complete to prevent erosion and noxious weed/invasive species infestation.
m) Actions to rehabilitate and restore any environmentally sensitive areas to an enhanced ecological state are encouraged on sites that have been subject to negative impacts as a result of past development activities.
n) Landscaping, rehabilitation, and restoration activities shall comprise of native species suitable to the local conditions and/or plant species with low water usage requirements. New plantings are highly encouraged, particularly those that support pollinators.
o) Development should aim to preserve, enhance, and interconnect any existing wildlife corridors identified on the site by a Qualified Environmental Professional.
p) All drainage occurring as a result of development must be managed on-site.
q) The integration of rainwater harvesting systems into a proposed development and/or site design is encouraged, and where proposed, must be accompanied by a rainwater management plan prepared by a Qualified Professional.
R
I P A R I A N A N
D
F O R E
S H O R
E E 1 2 . 1 . D e s i g n a t i o n o f A p p l i c a b l e A r e a
Those parts of the City of Cranbrook designated as the Riparian and Foreshore Development Permit Areaon Schedule 23 of the Official Community Plan, applying to mapped and unmapped watercourses, including Joseph Creek, Jim Creek, Smith Creek, Hospital Creek, St Mary River, and Elizabeth Lake. E 1 2 . 2 . A
The Riparian and Foreshore Development Permit Area is designated as a development permit area to establish guidelines for the protection of the natural environment, ecosystems, and biological diversity pursuant to section 488(1)(a) of the Local Government Act
E 1 2 . 3 . S
Foreshore and riparian ecosystems perform valuable services for humans, plants, and animals alike. They support a diversity of plants and animals, provide important refuges and migration routes for birds and wildlife, and support fish life processes. Vegetation in riparian areas moderates the volume and rate of water flowing through the watershed and stabilizes stream banks by holding soil in place. Plant root systems enhance the soil’s ability to absorb water by making it more porous. This allows water to be stored and released slowly into the watercourse, reducing erosion and flooding. Soils also filter impurities and sediment from runoff water, improving water quality in the stream channel.
DEFINITIONS
Riparian Lands means the lands adjacent to watercourses, wetlands, lakes, and other water bodies, where the vegetation and soils show evidence of beinginfluenced by the presence of water. Riparian areas are the green zones around lakes, rivers, and wetlands. They are the transitional zone between surface water and the drier uplands and play a vital role in the healthy functioning of both.
Watercourse means any natural or manmade drainage course or source of water in a channel with well defined banks and a bed 0.6 m or more below the surrounding land, whether usually containing water or not, and includes any lake, river, creek, spring, wetland, or source of ground water and includes portions that may be within a conduit or culvert.
Riparian vegetation provides food and shelter for fish. Shade from trees within the riparian area regulates water temperatures within the stream, which is critical for salmon, trout, and other fish species that need cool water to survive. Erosion of banks and slopes can be hazardous to development and maintaining
and enhancing natural features and vegetation and siting buildings and structures appropriately can reduce this hazard.
Land use practices including land clearing, road building, construction of buildings and structures, and location of wastewater disposal systems in or near riparian areas can jeopardize these habitats and water quality. Protecting riparian vegetation and watercourses is, therefore, necessary to protect the natural environment, ecosystems, and biological diversity and mitigate flooding hazards in Cranbrook.
The objectives of this development permit area are to ensure that water quality, fish, and fish habitat are protected, flooding is limited, biodiversity is supported, and habitat restoration is encouraged and to ensure that ecological systems and values are being maintained through reducing habitat disturbances resulting from development within riparian and foreshore areas.
Major watercourses are identified on Schedule 22in this Development Permit Area to recognize the significant ecological benefits they provide.
E 1 2 . 4 . A p p l i c a b l e A c t i v i t i e s
Activities identified in Section E1.4.
E
1 2 . 5 . E x e m p t i o n s
A Riparian and Foreshore Development Permit is not required for:
ACTIVITIES
EXEMPTIONS
Subdivisiona)Subdivision involving only lot line adjustment. For lot line adjustment to be exempt there must be sufficient developable area outside the development permit area as confirmed by the City, BC Land Surveyor, or Qualified Environmental Professional, and there are no works proposed within the development permit area.
b)Subdivision where the following criteria are met:
i.required minimum lot sizes are achieved exclusive of the development permit area, as confirmed by a Qualified Environmental Professional in writing;
ii.no development activities including grading, clearing, trenching, or installation of pipes, relating to the creation of all lots will occur within the development permit area; and
iii.where a covenant is registered to protect the environmental feature in a manner that is consistent with the applicable development permit area guidelines.
ACTIVITIES
Land Alterations
Gardening and Plant Removal Activities
EXEMPTIONS
a) Removal of existing soil, or deposit of native soil, to a maximum of 4 m3 of soil per parcel.
a) The small-scale, manual removal of non-native invasive plants or noxious weeds via the use of handheld, non-fuel operated or power tools, conducted in accordance with best practices such as the Invasive Plan Council of BC’s ‘Grow Me Instead’ publication and under the guidance of a Qualified Environmental Professional.
b) The planting of native trees, shrubs, or groundcovers for the purpose of enhancing the habitat values and/or soil stability within the development permit area.
c) Removal of trees deemed hazardous or subject to environmental health conditions, such as root rot or invasive species infestation, by a Certified Arborist or Registered Professional Forester that pose an imminent threat to private property, public safety, and/or the overall integrity of the ecosystem. Removal of hazardous trees that also contain nests pertaining to the species listed under the Wildlife Act, in addition to active nests of species listed under the Migratory Birds Convention Act, is exempt only if a permit under the Wildlife Act has been obtained.
d) Gardening and yard maintenance activities within an existing landscaped area, such as lawn mowing, tree and shrub pruning, vegetation planting and minor soil disturbances that do not alter the general contours of the land. For clarity, this exemption does not apply to retaining walls and any structures that may require a building permit for construction.
Construction and Other Activities
EXEMPTIONS
a) Development in an area where no watercourse exists, or where the proposed development is clearly outside the development permit area, as determined by a BC Land Surveyor, or confirmed by a QEP in writing. For clarity, if the watercourse ecosystem was previously filled or realigned without a development permit, this exemption does not apply.
b) Lands subject to a fish habitat mitigation plan or stream corridor restoration plan which has been submitted to the City of Cranbrook and is to be implemented in accordance with the authorization of the Ministry of Environment.
c) Construction, repair, alteration, or maintenance of public works, amenities, and facilities conducted by the City of Cranbrook or its agents where appropriate measures have been undertaken to satisfy the applicable development permit area guidelines and consideration has been given for ecosystem functions and their cycles.
d) Repair or maintenance of, or renovations to, existing legal buildings, structures, or utilities within the existing building footprint, including those structures described in Section 532(1) of the Local Government Act (a building permit may still be required).
e) Construction of a deck to be attached to a principal building so long as any portion of the deck is not within 15 m of a floodplain or riparian area.
f) Construction, replacement, or repair of driveways.
g) The construction of one small accessory building or structure per parcel that is less than or equal to 10 sq. m. in size where a building permit is not required.
h) Emergency procedures to further prevent, control, or reduce flooding, erosion or other immediate threats to life or property, occurring as a result of a natural or human-caused event. Within 72 hours of their undertaking, such emergency actions must be reported to the City of Cranbrook and the Ministry of Forests.
i) Works conducted and/or approved by Fisheries and Oceans Canada and/or Ministry of Forests with respect to trail construction, stream enhancement, fish and wildlife habitat restoration and works within the riparian area and/or instream works as determined by a QEP and as defined by Section 11 of the Water Sustainability Act.
EXEMPTIONS
j) Digging of observation holes for percolation testing under the supervision of a Registered Onsite Wastewater Practitioner or Professional Engineer and digging of test pits for geotechnical investigation under the supervision of a Professional Engineer.
k) Activities limited to those indicated as “normal farm practices” as defined in the Farm Practices Protection (Right to Farm) Act on lands within the Agricultural Land Reserve.
l) Mining or forestry-related activities where a permit has been issued by the Ministry of Energy, Mines, and Low Carbon Innovation and/or the Ministry of Forests.
m) Developments for which the City of Cranbrook has received a copy of an authorization issued under section 35.1 of the Fisheries Act.
E 1 2 . 6 . A p p l i c a t i o n R e q u i r e m e n t s
The City may require the submission of development approval information as part of a development permit application as per section 487(1) (b) of the Local Government Act to meet the objectives of this development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a) An assessment report prepared by a QEP with the objectives of identifying sensitive biophysical features on or near the property and providing recommendations and conditions for development to avoid or mitigate impacts to these features.
i. Sensitive biophysical features to be assessed in this development permit area include but are not limited to:
1. forest cover and ecological communities;
2. surface drainage patterns;
3. site topography and channel morphology;
4. aquatic and riparian habitat values, condition, and function;
5. rare and uncommon species and plant communities; and
6. an overall assessment of the ecological importance and health of the watercourse.
ii. Mitigation measures that should be considered in the biological assessment include but are not limited to:
1. minimization of vegetation removal;
2. maintenance of linkages with adjacent sensitive ecosystems to minimize habitat fragmentation and maintain wildlife corridors;
3. sediment and erosion control;
4. protection of sensitive areas through fencing or other permanent demarcation;
5. restoration of any features that may be disturbed as a result of development or disturbed as a result of past development activities; and
6. timing of construction to minimize potential impacts to wildlife and erosion.
b) A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
c) A detailed landscaping plan showing existing landscaping and proposed plantings and landscape features, trees to be removed and retained, the location of any proposed barriers to protect trees to be retained, and an itemized cost estimate including a planting list describing proposed species and associated pot sizes. The landscape plan cost estimate shall be prepared by a professional landscape contractor and will be used to determine the value of the required security deposit to ensure the landscape works are completed and maintained in accordance with plans submitted.
d) An Environmental Monitoring Plan that describes the proposed monitoring program to be used during the development process. This plan shall be prepared and implemented by a QEP. Monitoring must continue for a period of at least one year after development has been deemed complete by the City unless otherwise specified by the QEP. A post-development report shall be submitted at the end of the monitoring period to confirm that all potentially negative environmental impacts have been effectively addressed.
e) A restoration plan for any proposed site disturbances, including restoration of areas where invasive species are established.
E 1 2 . 7 . G u i d e l i n e s
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
a) Unless it can be demonstrated that development cannot occur elsewhere on the property and an exemption to the Floodplain Management Bylaw has been granted, any proposed development shall be setback a minimum distance as follows:
i. 30 m from the natural boundary of the St Mary River;
ii. 15 m from the natural boundary of any watercourse; and
iii. 7.5 m from the natural boundary of a lake.
b) Minimize soil disturbance associated with development and avoid activities that disturb existing vegetation (except invasive plants), slopes, retaining walls, or bulkheads unless they will enhance fish and wildlife species and habitats.
c) Where development or alteration of land is proposed, it shall be located to minimize the impact on the watercourse or waterbody. The assessment report shall include an explanation as to how
locating development entirely outside of the development permit area has been considered, and the reason that it is not being proposed.
d) For the riparian or foreshore area or where the applicant’s Qualified Environmental Professional recommends other specific areas that must remain free from development:
i. the City may require a Section 219 covenant to be prepared at the applicant’s expense, to the satisfaction of the City, to ensure that the identified areas remain free from development; and
ii. prior to construction commencing, the installation of temporary fencing or flagged stakes marking the protection area is required to avoid encroachment within the areas to be protected through to the completion of the development.
e) The applicant’s Qualified Environmental Professional may be required to provide confirmation to the City that the property has been developed in accordance with the QEP’s recommendations.
f) Actions to rehabilitate and restore any riparian areas to an enhanced ecological state are encouraged on sites that have been subject to negative impacts due to past development activities.
g) Timing of development should consider, and aim to avoid when possible, times of the year when critical wildlife activities occur (i.e. bird nesting season), as recommended by the Province.
h) Any development, construction, or land alteration that may disturb critical habitat, active nesting sites, or breeding areas for wildlife should not be permitted unless properly guided by a QEP.
i) Existing native vegetation should be retained wherever possible to minimize disruption to habitat and maintain ecological processes that support ecosystem function, wildlife ecology, and unique ecosystems.
j) Any plantings shall comprise of native species suitable to local conditions and/or plant species with low water usage requirements. New plantings that may aid in the restoration of riparian and foreshore areas and enhance ecological functions are highly encouraged.
k) The City will not support applications where a required professional report(s) has found a proposed development that will detrimentally impact either the quality or quantity of watercourses which cannot be adequately mitigated.
l) The use, storage, or disposal of substances or contaminants that may be harmful to watercourses is discouraged. Any proposed buildings or structures that may store, dispose, or use chemicals, compounds, substances, or materials that may enter a watercourse either directly or indirectly through infiltration, must be sited, designed, constructed, and maintained in a manner that minimizes the risk of contamination, as recommended by a Professional Engineer or Geoscientist. Steps must be taken to ensure the proper disposal of such contaminants, where applicable.
m) Treated effluent and diverted rainwater collection and discharge systems on commercial, industrial, multi-residential, and other developments where there is potential for silt and petroleum-based contaminants to enter a watercourse or infiltrate into the ground must be directed through an appropriately sized and engineered sediment, oil, water, and grease separator or other engineered solution. Examples of uses to which this guideline applies includes those such as vehicle and machinery storage, cleaning and maintenance, and public parking areas.
n) The release of foreign matter that may negatively impact water quality of a watercourse is prohibited as per the Water Sustainability Act
o) The integration of rainwater harvesting systems into a proposed development and/or site design is encouraged, and where proposed, must be accompanied by a rainwater management plan prepared by a Qualified Professional.
p) Impervious surfaces must be limited, including, but not limited to, the overall building footprint, roof size, and area of paved surfaces.
q) The use of permeable paving and other methods to reduce rainwater runoff is encouraged.
r) All drainage occurring as a result of development must be managed on-site.
s) Directing drainage of rainwater from development sites into watercourses and waterbodies is prohibited. Where onsite infiltration impacts cannot be avoided, a sediment and erosion control plan may be required. In addition, where fill is placed near the freshwater feature, a grading plan may be required.
Those parts of the City of Cranbrook designated as the Wildfire Hazard Development Permit Area on Schedule 24of the Official Community Plan, applying to lands that may be at risk of wildfire hazard.
The Wildfire Hazard Development Permit Area is designated as such to establish guidelines to protect development from hazardous conditions, pursuant to section 488(1) (b) of the Local Government Act.
Development in wildfire hazard areas must be undertaken with precautions intended to minimize the risk of damage to property and structures caused by wildfires. Over the years, wildfires affecting numerous B.C. Interior communities have demonstrated the unpredictable nature, incredible force, and extent to which wildfires may threaten human settlements. The urban / wildland interface areas, located between developed lands and undeveloped forest or grasslands, are not the only area at risk of wildfire damage. The damaging effects of wildfires can extend a considerable distance into developed neighbourhoods through burning debris cast ahead of the wildfire that can ignite materials and structures. Using appropriate precautionary measures as part of site and building design, construction, landscaping,and long-term maintenance can help to minimize risksto property and people from wildfire hazards.
This Wildfire Hazard Development Permit Area aims to:
reduce the risk associated with wildfire for new development; protect property and structures from the damage of wildfires that may ignite in or around the Cranbrook; and promote activities to reduce wildfire hazards while still addressing environmental issues and recognizing trees as a valued and desirable resource within the community.
Activities identified in Section E1.4.
AWildfire HazardDevelopment Permit is not required for:
ACTIVITIES
Subdivision
EXEMPTIONS
a) The subdivision is a lot consolidation that does not result in the creation of a vacant lot or parcel and does not involve construction in any nature, including the installation of underground infrastructure or utility services or the construction of roads.
b)Subdivision involving only lot line adjustment. For lot line adjustment to be exempt there must be sufficient developable land outside the development permit area as confirmed by the recommendations of a BC Land Surveyor or Qualified Professional, and no works proposed within the development permit area.
When multiple consultants or professionals are involved, all different reports provided must be aligned and coordinated with each other prior to submission to the City. Full completion of reports acceptable to the City from professionals is required prior to security deposits being refunded to the applicant.
All applicants must submit:
a)A site plan showing existing and proposed development, grading, watercourses, environmental features, roads, trails, driveways, yards, and areas to remain free from development.
b)Prior to the approval of any subdivision that would create one or more new lots within a Wildfire Hazard Development Permit Area, a Wildfire Hazard Assessment report must be prepared by a Registered Professional Forester that assesses the proposed development and provides recommendations that form the basis of Development Permit conditions, to reducethe wildfire hazardrisk to people and property. The Wildfire Hazard Assessment should address the following:
i.the nature of surrounding lands including the type of terrain, steep slopes, amount of forest cover or cleared land, fuel types and their location, and fragmentation by roads in assessing a wildfire risk factor for the subject property.
ii.above and below-ground proposed and existing critical infrastructure servicing the community that may be vulnerable to damage from wildfire events on or adjacent to the parcel. Critical infrastructure can include electrical distribution and transmission lines, utility poles and water servicing including water pump stations and reservoirs.
iii.the locations and dimensions of proposed buildings, driveways, parking areas and utility services relative to any wildfire risk area(s) on or adjacent to the parcel.
iv.recommendations for building siting, building materials, landscaping, and vegetation planting in accordance with BC FireSmart guidelines.
v.recommendations for fuel treatment and mitigation strategies to help mitigate the wildfire hazard such that the proposed subdivision is at an acceptable level of risk for its intended use.
vi.wherepotentially hazardous vegetation or excessive surface woody fuel loading is identified, a fuel treatment prescription should be developed, and mitigation monitored by a Registered Professional Forester. Fuel treatment strategies should be prescribed to reduce the ladder fuels in strategic areas, reduce understory conifers which act as ladder fuels, raise the crown base height of retained trees, maximize retention of live, healthy deciduous and conifer trees to maintain a cool, dark, and moist understory microclimate, and reduce surface fuel loading to reduce the risk of and behaviour of surface fire.
c)Where a Wildfire Hazard Assessment report prepared by a Registered Professional Forester is required, A Section 219 Restrictive Covenant must be registered under the Land Title Act against the title of the subject property for all areas determined by the Registered Professional Forester to be at risk of wildfire. The covenant must incorporate the recommendations from the Wildfire Hazard Assessment report prepared by the Registered Professional Forester and save harmless the City of Cranbrook in the event that damage to persons or property may occur as a result of a wildfire.
d)Where a restrictive covenant is required, proof of registration must be provided to the City prior to subdivision approval. Restrictive covenants must be registered against the subject land with priority registration.
e)Where a Wildfire Hazard Assessment report prepared by a Registered Professional Forester is required, the Registered Professional Forester must complete a post development inspection to ensure that all relevant recommendations in th e Wildfire Hazard Assessment report including landscaping and fuel management strategies have been met prior to subdivision approval.
All applicable activities occurring within this Development Permit Area shall be undertaken in accordance with the following guidelines:
a)Development of new subdivisions in urban / wildland interface areas shouldconsider the integration of trails, roads, and cleared park land around development which may serve as fire breaks, and/or provide access routes to facilitate fire suppression in interface areas. Single road accesses to developments shouldbe avoided.
b)Buildings shouldbe sited and road accesses designed in order to accommodated emergency vehicles and equipment.
c)Subdivision design should consider topography sothatbuilding sites are located on the flattest areas of the property, avoiding gullies, saddles and draws that may accumulate fire fuel and funnel winds.
F SECTION NEIGHBOURHOOD PLANS
NEIGHBOURHOOD PLANS
Comprehensive Development zones will be created to implement the objectives of each neighbourhood plan, including outlining permitted uses. Comprehensive development zones for neighbourhoods where the plan identifies single detached residential uses will allow for densities that align with provincial legislation, despite any references made to strictly low-density residential uses in this Schedule.
N O R T H S E C T O R : A P O L I C Y P L A N F O R
L A N D U S E A N D D E V E L O P M E N T
B a c k g r o u n d
The City of Cranbrook extended its municipal boundaries to the north effective June 1, 2001. In addition to relativelylarge undeveloped holdings that make up the majority of the boundary expansion area, some lands are already developed and used for certain purposes. Specifically, there is an established low service development pattern that includes industrial, residential, commercial and open space land uses.
In addition to established land uses, other factors affect potential future land use and development in the subject area. Specifically:
established transportation corridors including the CPKCrailway right-of-way and major road arterials (i.e. Highway 95A, Theatre Road, McPhee Road and Echo Field Road; natural constraints (e.g. topography, water courses, soil conditions); lands designated as Agricultural Land Reserve (ALR); location of City sewage treatment facility.
In order to ensure that an orderly transition from predominantly rural land uses to urban land uses can occur over time, a general land use plan and related recommendations are required.
R e c o m m e n d a t i o n s
a)That the future use and development of land in the North Sector shall be undertaken in a manner consistent with Schedule “B” of the Official Community Plan.
b)Residential development should be efficiently serviced and consistent with an overall plan for subdivision and development. Prior to approvals for subdivision and rezoning for residential development, an overall Concept Plan shall be prepared and approvedby Council. The Concept Plan shall indicate proposed:
i.land uses and development pattern
ii.types and forms of development
iii.road network including arterials and collectors
iv.phasing of development
v.gross density of overall development area and development phases
vi.urban servicing requirements
vii.non-developable areas including hazard and environmentally sensitive areas (e.g. steep slopes, flood lands)
viii. open space and related linkages
ix. lands and amenities available for public use
x. other related matters as identified
Residential development should achieve a minimum development density of 11 dwelling units per gross hectare for the overall Concept Plan area. Applications for phased development shall relate proposed densities for development of individual phases with this overall requirement.
c) Existing residential development located in proximity to Godderis Road and Theatre Road may be zoned as RT - Residential Transition. However, transition to industrial use and development may be considered over the longer term and/or as individual applications for rezoning are made. Rezoning for additional residential development is not supported.
d) Screening and buffering shall be provided between land zoned for residential use and development, and land zoned for industrial and/or commercial use and development. This requirement shall be addressed at the time of subdivision application and subsequent approval stages in the application for development process as necessary. Retention and use of existing vegetation for screening and buffering purposes may be considered as a means of achieving a satisfactory interface between residential and commercial/industrial land uses in whole or in part.
e) All lands with slopes greater than 20% shall be designated as Steep Slope Development Permit Area.
f) All commercial and multi-family residential zoned lands shall be designated as Development Permit Areas as appropriate.
g) All lands within 15 metres of the top of the bank of Joseph Creek shall be designated as Joseph Creek Development Permit Area.
NEIGHBOURHOOD PLANS
W A T T S V I L L E N E I G H B O U R H O O D P L A N :
S U M M A R Y A N D R E C O M M E N D A T I O N S
S u m m a r y
The Wattsville Neighbourhood Plan was prepared as recommended by the City of Cranbrook Official Community Plan. The purposeof the Wattsville Neighbourhood Plan is to address specific neighbourhood issues through recommendations as contain herein.
Issues addressed include:
traffic and pedestrian circulation around T.M. Roberts School connecting 11th Street South to Van Horne Street South (Highway No. 3) the need for improvements to roads, sidewalks and storm water drainage future development of vacant lands protecting Elizabeth Lake and preserving the integrity of Confederation Park
Public involvement formed part of the planning process, briefly summarized as follows:
Council appointed a Steering Committee consisting of six (6) Wattsville residents. The Steering Committee assisted in identifying issues, reviewing information newsletters for public distribution and reviewing planning recommendations. Committee members also attended public meetings, provided information to, and received input from Wattsville residents on related matters.
Three Open Houses/Public Meetings were held at T.M. Roberts School in Wattsville to provide opportunity for public consultation with respect to neighbourhood issues and options to address them. Notices of these events were published in the local newspapers. Public input was gained through discussion at meetings/open houses and in written submission.
Wattsville Neighbourhood Plan newsletters were distributed to approximately 450 separate properties prior to each Open House/Public Meeting. Each newsletter summarized progress and next steps towards plan completion.
R e c o m m e n d a t i o n s
a)Traffic and Pedestrian Circulation around the T.M. Roberts School
To improve traffic and pedestrian circulation around the T.M. Roberts School the City of Cranbrook should:
i.establish a “No Stopping” zone on the north side of Wattsville Road
ii.put sidewalks along the south side of Wattsville Road
iii. install a sidewalk at the intersection of 4th Street and Wattsville Road and School District No. 5 should:
i. make a driveway on School property in front of the School for drop off and pick up
ii. provide an optional car pick up and drop off at the back of the School yard on 6th Street South
b) Connecting 11th Street South to Van Horne Street South (Highway No. 3)
To connect 11th Street South to Van Horne Street South and Highway No. 3 with the least impact on the neighbourhood and Confederation Park, the City of Cranbrook should:
i. upgrade Innes Avenue and Wattsville Road from Innes Avenue to Van Horne Street South
ii. install storm sewers, street lights and curbs and gutters along the connector
iii. install sidewalks on one side only
iv. encourage the Regional District of East Kootenay and Ministry of Transportation and Highways to develop the Silver Creek Road connector
c) Appropriate Locations for Road and Sidewalk Improvements
Improvements to road, sidewalk, streetlight and storm water service should include:
i. Wattsville Road from 3rd Avenue South to Innes Avenue
ii. Little Van Horne Street as a one way street
iii. Jostad Avenue and 8th Street from Jostad to Innes Avenue
iv. installation of sidewalks on one side only
d) Reducing Storm Water Flooding
To reduce storm water flooding, the City of Cranbrook should develop an area storm water system including:
i. installation of storm sewers on Wattsville Road, Innes Avenue, and Little Van Horne Street as soon as possible
ii. installation of storm sewers on Jostad Avenue and 6th Street as part of road improvements
iii. installation of storm sewer inlets at 6th Street South and at Wattsville Road and 3rd Avenue South
iv. installation of a storm sewer main along Jim Smith Creek and under Van Horne Street South
e) Land Uses Permitted on Remaining Vacant Lands and Housing Mix
Land uses permitted on remaining vacant lands should be limited to single family residences, including double wide manufactured homes, on individual lots.
f) Protecting Elizabeth Lake
The City of Cranbrook should co-operate with the Regional District of East Kootenay and relevant provincial and federal authorities to limit the placing of fill adjacent to Elizabeth Lake.
W I L D S T O N E N E I G H B O R H O O D P L A N
S u m m a r y
Wildstoneis a golf course / residential community planned to meet the needs of a broad spectrum of community residents. Recreational features (such as golf course, hiking/biking/cross country ski trails), and a range of park areas will be created for Wildstone community residents and the greater Cranbrook population.
As envisioned in Sections 10 and 12 of the OCP, this Neighbourhood Plan has been developed for the Wildstone development to support the Comprehensive Development Land Use Designation and future Zoning Bylaw Amendments.
This Neighbourhood Plan outlines the current physical and environmental characteristics, future land uses, projected population, housing types, development densities and phasing, commercial uses, transportation links, community uses, infrastructure improvements, and open and park space provisions. It is a comprehensive plan outlining the principles and objectives required to implement the vision for the property.
The Wildstone development includes two distinct subareas:
Wildstone Subarea | the lands east of Echo Field Road that includes the Wildstone Golf Course. The Wildstone subarea is comprised of approximately 415 acres of land and includes the Whins and Boulder Creek developments (note that unless the term ‘subarea’ is applied to Wildstone, the term ‘Wildstone’ refers to the entire development, including both the Wildstone subarea and Highlands subarea);
Highlands Subarea | the lands west of Moir Park. The Highlands subarea is comprised of approximately 323 acres of vacant undeveloped land.
The Wildstone community will be designed and developed to achieve the following principles and objectives:
a)Create a neighborhood that has a distinct identity based on environmental qualities and architectural styles.
b)Provide a park and trail plan that integrates with Cranbrook’s trail master plan, including significant green spaces and parks presenting a variety of recreational opportunities.
c)Create a network of paths and trails that link neighborhoods, provide access to parks and open space areas and encourage walking and cycling.
d)Integrate the natural environment with development.
e)Protect key environmental features.
f)Allow development of the Wildstone community to proceed in a way that allows project proponents to respond to housing demand in a timely and efficient manner.
g) Ensure future development densities throughout the Neighbourhood Plan meet the City of Cranbrook’s overall housing demand while being responsive to market needs and not limiting the project proponent’s ability to address current residential market demand.
C o m m u n i t y C o n c e p t
Land tenure in the Wildstone subarea will be primarily strata holdings although certain lands may be developed as fee simple. The Highlands subarea is proposed as a mix of fee simple and strata development. Administration of architectural control guidelines and contracts for garbage pickup, snow clearing and the ongoing maintenance and repair of all private roads and infrastructure will be the responsibility of the various strata developments or may fall to one or more Home Owner Associations (HOA) that may be created within the community.
Within the neighbourhood plan area there will be public infrastructure, a major road network and public open space that will be available to the general public. As sufficient demand is established, public transportation may be available along these roads.
This residential community is envisioned to accommodate a broad range of housing types from young families to seniors. Layout of the residential areas will preserve and enhance the existing landforms and vegetation wherever possible.
Wildstone will include community commercial services when market demand justifies these services at a future date. The Wildstone neighbourhood is not envisioned to include substantial commercial services. This area is to be developed as a residential community with limited neighbourhood commercial that supports and contributes to, rather than detracts from, the success and vibrancy of downtown Cranbrook.
The project will include fully developed park and recreational amenities including trail networks and extensive open space through the inclusion of golf and golf buffer zones. Walking and biking trails will be created throughout the community with additional amenities developed in association with the various development phases.
Wildstone includes a world-class golf course, a practice facility and a clubhouse. The associated housing mix will include condominiums, townhouses and vacation ownership opportunities (such as condominium-hotels) as well as golf villas and estate homes. The resort element of the project will attract recreational (second home) buyers, investors (rental properties) seasonal residents and retirees.
E n v i r o n m e n t a l O b j e c t i v e s
The development of a community like Wildstone will have an impact on the existing environment. The objective of this plan is to minimize and mitigate that impact, to protect key environmental features and to consider how the project is integrated into the surrounding environment. The following objectives will be an integral element of the design phase of the development:
a) Control the impact of golf course maintenance activities on the surrounding environment.
b) Protect large areas of open space, to allow for both vegetation and habitat protection.
c) Mitigate impacts both during and post construction.
d) Ensure post development stewardship of the parks, open space areas and environmentally sensitive areas.
e) Encourage use of geothermal and passive energy alternatives.
f) Establish a comprehensive storm water management strategy
a) The Natural Environment
The proposed Wildstone development respects the attributes of the land and natural environment in its design. The ravines, ridges, rock outcrops and other topographic features are being kept in their natural state. They are incorporated into the linear park network that runs throughout the project, and are also retained in natural open space areas.
A minimum of 10% of the total site area shall be retained for parks and natural open space. A minimum of 5% of this land area shall be dedicated as parkland to the City of Cranbrook, except where the City of Cranbrook accepts cash-in-lieu of parkland dedication (in accordance with provisions of the Local Government Act). The remainder of the lands to be retained for parks and natural open space may be dedicated as parkland to the City of Cranbrook (if the City deems to accept such lands) or they may be retained as private lands within a strata or other form of private ownership with suitable covenants to ensure their long-term protection.
A substantial portion of the development land base is dedicated to a championship golf course. One hundred and seventy (170) acres or 41% of the overall Wildstone Subarea land base is allocated to golf development.
b) Site/Lot Planning
Specific site analysis will be undertaken for all multi-unit residential, commercial sites and residential lots to define the existing natural and man-made opportunities and constraints. The natural features include topography, view lines, tree cover and other such considerations. The man-made conditions include road access, servicing, utilities, drainage and adjoining development. The intent is to facilitate development within the natural environment. It is intended and essential that any improvements and changes to the land integrate with the natural environment and minimize any disturbance to the natural surroundings.
c) Steep Slopes
The terrain within Wildstone varies from flat lands to slopes greater than 40%. Excessive slopes and rock outcrops will be incorporated in the development’s open space. Areas designated as steep slopes within development pods shall require, in accordance with the OCP, steep slope development permits. Development must occur in accordance to the permit conditions
d) Wildfire/Fire Smart Development
The possibility of a wildfire is an inherent risk of the East Kootenay region. Wildstone is situated on the edge of development within Cranbrook and the vegetation (both open grassland and forest) is at risk of a wildfire. This risk is partially mitigated by the golf course that provides a buffer to wildfire with its irrigated grasses and cleared tree cover.
All development at Wildstone must occur in accordance with Firesmart principles as outlined in the Official Community Plan (Section 21.2).
In all phases of the development, the following construction material objectives apply.
Architectural guidelines will include mandatory fire-resistant roofing material (ULC- A-B standards).
Exterior materials will include treated log, treated timber, treated wood siding, cementitous sidings (ie. Hardie-plank), stucco and rock.
Chimneys will meet all clearance guidelines and include spark arrestors
In accordance with the OCP, the development is subject to Wildfire Hazard Development Permits.
L
Wildstone (including both the Wildstone Subarea and Highlands Subarea) comprises a total of 738 acres. Within these lands 24.9 acres (3.4%) have already been developed as residential (ie. The Whins and Boulder Creek) and 170 acres (23%) has been developed as golf course and ancillary uses such as the clubhouse, parking and teaching facility. Additionally, 7.2 acres (0.9%) has been utilized for the construction of Wildstone Drive. After these uses, a total of 535.9 acres (72.6%) of land remains for development.
The following tables illustrate the lands available for development in the Wildstone Subarea and the Highlands Subarea after excluding future parkland dedication, lands to be established as parks or open space, and lands to be utilized for roads, easements, SRWs and other non-buildable land tenures.
Table 1: Wildstone Subarea – Development Area Summary
Table 2: Highlands Subarea – Development Area Summary
a) Residential
This residential community has been planned for a broad range of housing types from single family dwellings, golf villas, townhouses, recreational properties and retirement condominium complexes. The housing mix proposed is based upon current market demand and projections of future demand. Actual housing mix will be based on market conditions at the time of development with a minimum and maximum density as established in this Neighbourhood Plan.
i. Projected Population
Current planning for Wildstone anticipates a residential population of approximately 4,500 residents. However, maximum density provisions of this Neighbourhood Plan could result in a population of up to 6,600 residents. As detailed site planning is completed in response to market demand the actual population figure will be refined. The population projection is based on an average occupancy of 2.4 persons per dwelling unit.
ii. Anticipated Demographics
Based upon the philosophy that a “community can be all things to all people” this development has been conceived to attract a broad demographic range. Wildstone will be home to young families and retirees; to seasonal residents; to Cranbrook residents looking for an alternative to their current neighbourhood; to amenity migrants and professionals that need lifestyle more than they need proximity to a major city
iii. Housing Types
a. Wildstone Subarea
As noted above, the Wildstone Subarea will offer a wide range of housing forms with the final composition being determined by future market demand and trends. Based on the land areas available for development within the Wildstone Subarea, and the factors that influence each development parcel (such as topography, environmental factors, proximity to the golf course, development phase, etc) it is envisioned that the number of dwelling units of each housing type should be within the ranges outlined below:
The total number of dwelling units developed within the Wildstone Subarea shall not be less than 902 dwelling units and shall not exceed more than 1500 dwelling units. The minimum and maximum number of units illustrated in the table below are a guide to meeting the overall minimum and maximum densities prescribed, which shall govern the overall development of the Wildstone Subarea.
Depending on market conditions the project proponent may not proceed with the construction of hotel units if deemed not financially viable. All other unit types shall be developed to at least the minimum density prescribed and shall not exceed the maximum density prescribed.
Prior to commencement of any development within those lands identified as Block C or Block D in the Wildstone Subarea, a Conceptual Development Plan shall be created for the Block (or portion thereof) proposed for development that meets with the requirements of this Neighbourhood Plan. Lands for which a Conceptual Development Plan has not been prepared
shall be designated as “Urban Reserve” on the Conceptual Development Plan (attached as Schedule I1). These lands shall form part of the overall permitted density for the Wildstone Subarea
The minimum and maximum number of each type of dwelling unit shall fall within the ranges indicated below. However, the total number of units shall not be less than 902 dwelling units and shall not exceed 1500 dwelling units. Note that this total includes the following units that are already built - 76 single family units at the Whins and 43 villa units (36 duplex and 7 single family) at Boulder Creek.
Table 3: Wildstone Subarea – Development Density Housing Type
(Row and Stacked)
Condominium Apartments (incl. condominium-hotels)
Cabins and Cottages 13
Development density shall be distributed based on the minimum and maximum densities outlined in Table 5.3 above. However, development densities for Block C(W) and Block D(W) shall not be determined until either:
a. actual development densities for Block B(W) have been attributed to each undeveloped legal parcel in Block B(W) (ie. all eligible legal parcels in Block B(W) have received Development Permit approval); or,
b. the maximum development densities in Table 5.4 attributed to each undeveloped legal parcel in Block B(W) have been subtracted from the total potential development density permitted in the Wildstone Subarea when determining the Block C(W) and/or Block D(W) density. All development in Block C(W) and Block D(W) shall include the prescribed densities in Table 5.4 unless actual development densities can be determined based on an approved Development Permit or actual as-built condition.
Table 4: Wildstone Subarea – Prescribed densities to be maintained for Block B(W) prior to development of Block C(W) and Block D(W) lands
The residential land use classifications may be summarized as follows:
i. Single-family dwellings, two-family dwellings, three family dwellings, four family dwellings, cabins and cottages shall be developed in accordance with the requirements of the OCP’s Low Density Residential Land Use Designation;
ii. Townhomes shall all be developed in accordance with the requirements of the OCP’s Low Density Residential Land Use Designation or the Medium Density Residential Land Use Designation, as required depending on the development density;
iii. Multiple family dwellings and condominium apartments shall all be developed in accordance with the requirements of the OCP’s Medium Density Residential Land Use Designation;
b) Highlands Subarea
The Highlands Subarea will offer a range of housing forms similar to the Wildstone Subarea. However, the focus will be on permanent residents and will include more options for attainable housing than may be found within the Wildstone Subarea. Based on the land areas available for development within the Highlands Subarea, and the factors that influence each development parcel (such as topography, environmental factors, development phase, etc) it is envisioned that the number of dwelling units of each housing type should be within the ranges outlined below.
The total number of dwelling units developed within the Highlands Subarea shall not be less than 750 dwelling units and shall not exceed more than 1250 dwelling units. The minimum and maximum number of units illustrated in the table below are a guide to meeting the overall minimum and maximum densities prescribed, which shall govern the overall development of the Highlands Subarea. Depending on market conditions the project proponent may not proceed with the construction of condominiums or cabins/cottages if deemed not financially viable. Prior to commencement of any development within those lands identified as Block C or Block D in the Highlands Subarea, a Conceptual Development Plan shall be created for the Block proposed for development that meets with the requirements of this Neighbourhood Plan. Lands for which a Conceptual Development Plan has not been prepared shall be designated as “Urban Reserve” on the Conceptual Development Plan (attached as Schedule I-1). These lands shall form part of the overall permitted density for the Highlands Subarea.
The minimum and maximum number of each type of dwelling unit shall fall within the ranges indicated below. However, the total number of units shall not be less than 750 dwelling units and shall not exceed 1250 dwelling units
Table 5: Highlands Subarea – Development Density
The residential land use classifications may be summarized as follows:
i. Single-family dwellings, two-family dwellings, three family dwellings, four family dwellings, cabins and cottages shall be developed in accordance with the requirements of the OCP’s Low Density Residential Land Use Designation;
ii. Townhomes shall all be developed in accordance with the requirements of the OCP’s Low Density Residential Land Use Designation or the Medium Density Residential Land Use Designation, as required depending on the development density;
iii. Multiple family dwellings and condominium apartments shall all be developed in accordance with the requirements of the OCP’s Medium Density Residential Land Use Designation.
c) Wildstone Subarea and Highlands Subarea
The total number of dwelling units developed within at Wildstone shall not be less than 1652 dwelling units and shall not exceed more than 2750 dwelling units and shall be in accordance with the requirements of each subarea as illustrated above.
The following range of unit types is provided for information purposes only.
Table 6: Wildstone Neighbourhood Plan Area – Development Density
and Cottages (Cluster Development)
i. Density
a. Wildstone Subarea
A mix of dwelling types will enable the Wildstone Subarea to achieve a minimum density of 9.1 UPH (3.7 UPA) up to a maximum density of 15.1 UPH (6.1 UPA).
Table 7:
b. Highlands Subarea
A mix of dwelling types will enable the Highlands Subarea to achieve a minimum density of 5.7 UPH (2.3 UPA) up to a maximum density of 8.4 UPH (3.4UPA).
Table 8:
b) Community Uses, Open and Park Space
By its very nature, the Wildstone development is a major contributor to the enhancement of the park open space inventory of Cranbrook. Located at the City’s northern boundary, Wildstone has dedicated a significant amount of its land to golf, hiking trails, walking paths, biking routes, nature trails and parks.
i. Public Open Space
As with any subdivision, a minimum of 5% of the lands will be dedicated to public open space, available to the neighbourhood residents and Cranbrook citizens at large.
These lands will be integrated with the large community open space. Access to Moir Park and the 25km Northstar Rails to Trails recreation trail will enable residents to access to these facilities as well as provide connections for the public at large.
ii. Community Open Space and Recreational Use
Two of the major objectives of the project proponents are to retain significant areas as retained natural open space and to create passive recreational opportunities that facilitate the enjoyment of this natural setting.
The achievement of these major objectives is realized by the development of a linear park network and the dedication of untouched natural open spaces.
The linear park network consists of a series of interconnecting park corridors and spaces that provide pathways, flowing creeks, ponds and viewing places. These park corridors are to extend throughout the development, connecting internally to natural open spaces and externally to the municipal regional pathway network.
The pathways will be asphalt, gravel and natural and there will be opportunities for passive recreational activities including walking, biking, jogging, bird watching and wildlife observing. Stairs and steps will be provided where the terrain is challenging. Viewpoint and resting areas will be provided at selected ridge, valley, and meadow and forest locations. These spots will be outfitted with benches, picnic tables, observation decks and other conveniences.
The ravines, ridges, rock outcrops and other topographic features that are being kept in their natural state will be incorporated into the linear park network that runs throughout the project and are also retained in natural open space areas.
In each housing enclave, appropriate park space will be provided. The individual spaces will vary in size, design and detailed landscape such that it will result in each park becoming a focal point for the respective neighbourhood.
iii. Golf Course Development
An eighteen-hole golf course has been developed as part of Wildstone within the Wildstone Subarea. The development of a second golf course is not envisioned as part of the Neighbourhood Plan.
c) Commercial
Uses
Commercial development in Wildstone is not envisioned to be a significant component of the development. The residents of Wildstone will be encouraged to support the existing downtown core in Cranbrook to contribute to its economic viability and to create a strong sense of place within Cranbrook’s downtown core.
i. Wildstone Subarea
Commercial development will be provided as required to provide community services to the residents of the Wildstone Subarea community.
ii. Highlands Subarea
There is no commercial development envisioned for the Highlands Subarea. A convenience store and similar small-scale convenience retail could be viable in the future and may be permitted within the plan area as market demand dictates.
a. Neighbourhood Commercial
As part of a central core within the Wildstone Subarea it is proposed that a small community commercial enclave will be developed based on market demand. This area should include a convenience grocery, coffee shop and a neighbourhood gathering place (such as a pub or café). Further refinement of amount, size and type of commercial development will be defined as part of a Zoning Bylaw Amendment.
The possibility of live/work units within a retail/commercial area will be explored as development of the Wildstone Subarea progresses.
It is proposed that a limited amount of recreational vehicle storage be accommodated adjacent to the golf course maintenance compound. This facility will accommodate residents of the Wildstone neighbourhood and not be available to the general public
b. Tourism Commercial Use
The golf course has been developed as a public “tourist marketed” golf course with a driving range, putting green and other teaching/practice facilities. A clubhouse open to the general public and residents has been developed with associated retail (pro shop) and food & beverage facilities (restaurant and lounge).
One or more hotels may be developed within the Wildstone Subarea. No more than 220 hotel rooms shall be developed.
Also associated with the golf course is a maintenance compound. The built structures in this area are for maintaining the golf course, including the storage of machinery, fuel, and landscape accessories.
d) Transportation Links
A road network is proposed for Wildstone that incorporates both public and private roadways. The major proposed public roads are shown on Schedule H of the Official Community Plan.
A public connector road (Wildstone Boulevard) shall be constructed that bisects the Wildstone Subarea. This roadway shall extend from Echo Field Road and shall terminate at a location to be determined in cooperation with the City of Cranbrook, the Ministry of Transportation and Infrastructure and the project proponents, with the intent of providing public access to both the north and south portions of the Wildstone Subarea. A public connector road shall also extend from Echo Field Road into the Highlands Subarea. The location of the roadway through both the Wildstone and Highlands Subareas shall be in general accordance with Appendix H, Major Road Network Plan.
Public roadways within Wildstone shall be designed to accommodate future public transit that may be instituted by the City of Cranbrook as demand warrants.
Development of the Wildstone subarea must continue to support the placement of a linear trail network through the community.
e) Infrastructure Improvements
All development (residential and commercial) shall be connected to the City of Cranbrook water and sanitary sewer system. The proposed public infrastructure is shown on Schedules E, F and G.
All utilities, including natural gas, hydro, telephone and cable connections, will be below grade.
f) Development Phasing
Development of the Wildstone subarea commenced in 2006 with the development of the 7,127 yard, par 72 Wildstone Golf Course. The course includes a practice area with large putting green, separate chipping green and an extraordinary driving range over 350 yards in length and 100 yards wide. The course opened for play in 2011.
In addition to the golf course, residential development has occurred at the Whins – a 76 unit single family bareland strata development – and Boulder Creek – a 43 unit villa development.
Since these projects were completed no additional development has taken place at Wildstone. A distinct shift in the resort real estate market and general downturn in the economy has slowed development of Wildstone (based on the original development proposal). An additional effect of this downturn is that ownership of the Wildstone Subarea lands is now held by a number of owners, rather than one single developer.
The future success of Wildstone is therefore contingent on the ability of the project proponents to respond to market demand in a timely and efficient manner. However, this must be complemented by the City of Cranbrook’s need to ensure that the development lands support a minimum number of residential units to support the required infrastructure and ensure a viable lively community.
i. Wildstone Subarea
The development of the Wildstone Subarea has been determined based on a logical development pattern (considering extension of utilities and the road network, parkland development, existing development pods, etc). The Wildstone subarea has been divided into four phases.
(i) Block A(W) of Wildstone Subarea includes all development completed to December 31, 2014 (golf course, the Whins and Boulder Creek) and includes the common roadway to the golf course clubhouse.
(ii) Block B(W) includes the development pods that are interspersed within the golf course (Pod C, Pod D1, Pod D2, Pod E, Pod P4 and Pod P5) and which are currently serviced
with water and sewer service and those lands that will be accessed from the new road required to access Pod E.
(iii) Block C(W) includes lands immediately to the north of the golf course.
(iv) Block D(W) includes residual lands to the north of Block C(W).
Development of the Block A(W) lands is complete.
Development of the Block B(W) lands may proceed as the project proponents deem in the best interests of the overall success of the Wildstone subarea.
Development of the Block C(W) lands shall generally proceed after substantial development of the Block B(W) lands. No parcel of Block C(W) land shall be developed unless and until the Block B lands directly abutting the Block C(W) lands has been developed. Generally, leapfrogging of development will not be permitted and all development must expand from the existing developed areas.
Development of Block D(W) lands shall only proceed in a manner that does not leapfrog any development pod within Block C(W) or Block D(W). For greater clarity – no development of the Block D(W) lands shall proceed that is not contiguous with a previously developed portion of the Wildstone Subarea or that is not accessible from a roadway built as a component of the development of the Block A(W), Block B(W) or Block C(W) lands. Development of the Block D(W) lands with direct access from only Hwy 95A or Echo Field Road is not permitted. No portion of the Block D(W) lands shall exclusively access Echo Field Road or Hwy 95A.
Each development pod shall be subject to approval by the City of Cranbrook based on the overall density (which must be consistent with the ranges provided in this Neighbourhood Plan) and requirements for linear park connectivity and other requirements for protection of the natural environment.
The timing for development of the Wildstone Subarea is not tied to the development phasing for the Highlands Subarea.
Development boundaries indicated on plans are subject to minor modifications as development proceeds to ensure optimal use of the lands and to address environmental and topographical constraints.
ii. Highlands Subarea
The timing for development of the Highlands Subarea is not tied to the development phasing for the Wildstone Subarea.
Development of Block C(H) lands shall proceed based on market demand and upon approval of zoning for the lands. Development of Block C(H) lands shall only proceed in a manner that does not substantially leapfrog any other development pod within Block C(H). For greater clarity – no development of the Block C(H) lands shall proceed that is not contiguous with a previously developed portion of the Highlands Subarea. Areas designated as Open Space, Recreation and Trails District or otherwise deemed to be greenspace, shall be considered as developed land.
Each development pod shall be subject to approval by the City of Cranbrook based on the overall density (which must be consistent with the ranges provided in this Neighbourhood Plan) and requirements for linear park connectivity and other requirements for protection of the natural environment.
Development boundaries indicated on plans are subject to minor modification as development proceeds to ensure optimal use of the lands and to address environmental and topographical constraints.
g) CD Zone Amendments
Upon receipt of a formal application for comprehensive development zoning based on a generalized concept for development outlined in this document an amendment to the Zoning Bylaw will be considered. Such an amendment shall be prepared to include development regulations consistent with this schedule and shall not be approved until after the adoption of this schedule
A P P E N D I C E S
The following maps are including in Schedule I-3:
Appendix 1 Conceptual Development Plan
Appendix 2 Proposed Trail System
Appendix 3 Block Phasing Plan
Conceptual Development Plan
Bylaw 3936, 2018 Adopted Jul 30, 2018
NEIGHBOURHOOD PLANS
S T . M A R Y ’ S N E I G H B O U R H O O D P L A N
S u m m a r y
Strong interest in the East Kootenay region from both within and outside British Columbia coupled with a changing local demographic composition has increased the demand for residential development commensurate with the development of amenity opportunities. Given the City’s role as a regional centre, a significant amount of the regional demand and growth has been focused in the Cranbrook area in recent years. This precipitated recent initiatives to annex lands into the City of Cranbrook to accommodate strategic growth generally and, more specifically, to enable the provision of increased housing choice with associated major amenities not otherwise readily available through smaller in-fill forms of development.
The St. Mary Neighbourhood is located at the north end of Cranbrook. It was annexed into the City in October 2007. It is physically defined by the St. Mary’s River on the north, Wycliffe Park Road on the southwest, and Parnaby Road on the southeast with a physical area of approximately 350 hectares (865 acres). The lands are currently accessed directly from Highway 95A, Wycliffe Park Road, and Parnaby Road. There is currently no internal road network.
The St. Mary Neighbourhood Plan is intended to guide the future rezoning and development of lands within the neighbourhood boundaries. In the preparation of the St. Mary Neighbourhood Plan, the City’s Official Community Plan (OCP) provided the policy framework that directs Neighbourhood Plan policies in relation to land use, form and character principles, and neighbourhood serving objectives in a manner designed to minimize impacts and provide for orderly development and efficient use of supporting services.
The St. Mary Neighbourhood Plan land use concept is designed to respond to the principles of “place making”. The neighbourhood site design integrates natural site features with context sensitive built form to create a distinctive sense of place and community that is consistent with its spectacular natural setting. Subject to the influence of site topography, the neighbourhood integrates a mix of land uses, household types and building forms arranged to maximize accessibility by pedestrians, cyclists, golf carts and automobiles. The intention of approach is to preserve open space and environmentally sensitive areas (ESA’s) while providing the opportunity for the neighbourhood to capitalize on the natural assets. This approach will enhance the liveability of the neighbourhood for all residents and provide an opportunity to introduce a distinctive local character.
The Shadow Mountain strata development and golf course amenity is the hub of the neighbourhood. It is a master planned development design to promote active lifestyles by providing opportunities for residents to live an active outdoor lifestyle. It is centered on a semi-private 18-hole championship golf course.
l a n O b j e c t i v e s
The plan objectives for the neighbourhood include the following:
a) To promote a pedestrian oriented and diverse neighbourhood by:
i. providing for a diversity of housing types and tenures to enable citizens from a range of economic levels and age groups to live there;
ii. ensuring an appropriate land use mix that will contain housing, retail, work places, parks and amenities essential to the daily life of residents;
iii. provide an integrated network of streets, pedestrian/ bike paths, trails and cart paths (within the Shadow Mountain strata) that will contribute to a network of fully connected and interesting routes to all destinations within the neighbourhood.
b) To create a strong sense of place and neighbourhood identity by:
i. creating a neighbourhood center or focus through the development of the clubhouse facility that will be open to the general public;
ii. utilizing a site design that will encourage low impact development by being reasonably compact relative to the overall neighbourhood area;
iii. encouraging the selection of construction materials that will be context sensitive reflecting climatic considerations and regional character to reinforce the development of local community distinctiveness;
iv. capitalizing on the natural amenities that exist within the St. Mary Neighbourhood Plan area and the surrounding context.
c) To promote transportation choice by:
i. designing the neighbourhood to be relatively compact overall to promote easy walking and cycling while recognizing topographic influences;
ii. locating key nodes or destinations within walking distance of transit to service the overall St Mary Neighbourhood Plan area;
iii. ensuring that layout and character of the neighbourhood is consistent with a larger transit network;
iv. providing a coherent network of streets and pathways suited to the topography to provide connectivity that will encourage pedestrian and bicycle use.
d) To protect environmental assets by:
i. protecting vegetated steep slope areas;
ii. creating well-defined edges for residential clusters through the use of greenbelts or wildlife corridors that will be preserved permanently;
iii. preserving the natural terrain, drainage and vegetation within the neighbourhood;
iv. considering conservation of natural resources through sensitive site;
v. prescribing water efficiency through the use of ground water recharge systems, the use of drought tolerant landscaping and recycling where possible;
e) To establish recreation and outdoor opportunities by:
i. utilizing site design principles that take advantage of significant natural features/ amenities;
ii. providing for public enjoyment of the existing Public Use Reserve amenity on the west side of the neighbourhood in a manner that respects private property.
iii. connecting residential enclaves, open space, natural areas, and the golf course facility with a pedestrian network while respecting private property.
In support of the of the Shadow Mountain Strata development specifically, a number of professional technical studies were undertaken to assess the opportunities, constraints and mitigation measures relating to development of the site. The studies included an archaeological review, geotechnical review, wildfire assessment, ecological assessment and hydrology assessment.
General
The St. Mary’s River, treed slope breaks and other environmentally significant elements within the St Mary Neighbourhood Plan area provide important aquatic and wildlife habitat and wildlife corridors. The Shadow Mountain strata reflects the objective of protecting and enhancing natural habitat in accordance with the direction outlined in the May 2008 “Ecological Inventory and Recommendations for the Shadow Mountain Development Final Report” prepared by Interior Reforestation Ltd. Accordingly, within the Shadow Mountain strata development specifically, environmentally sensitive area protection strategies, open space design and configuration, and storm water management strategies have been carefully developed in the land use planning process.
Furthermore, given the spectacular natural setting of the St. Mary Neighbourhood, sustainable, lowimpact development approaches are utilized in planning for the Shadow Mountain strata development. The purpose is threefold: firstly, to protect the integrity of the existing environmental features influencing the site by preserving and enhancing key open space areas and through the protection of environmentally sensitive areas; secondly, to enhance the “natural” experience for residents; and thirdly to reduce the development “footprint” on the community by utilizing low-impact development standards and promoting sustainable building construction standards.
Environmentally Sensitive Areas
The report entitled “Ecological Inventory and Recommendations for the Shadow Mountain Development” (Interior Reforestation Co. Ltd., 2008) provides an investigation and assessment of environmentally sensitive areas (ESAs) within the Shadow Mountain strata. One of the key findings is that no critical wildlife habitat was identified during the review. The information obtained through the process was utilized in the preparation of the overall land use plan within the Shadow Mountain strata development. Identified ESAs are illustrated on Appendix 2 (Environmentally Sensitive Areas) of the Neighbourhood Plan. Included is the identification of environmentally sensitive areas as defined by the OCP. Environmental management planning will be undertaken to promote wildlife habitat enhancement and protection of riparian habitat for blue-listed species.
Environmental Policies
i. Consistent with the Environmentally Sensitive Development Permit Area section of the OCP, establish the key areas on the south shore of St. Mary River as ESAs on Appendix 2 (Environmentally Sensitive Areas) and supporting Figures of the Neighbourhood Plan.
ii. The Health of the St. Mary’s River is important to the City.
iii. The connectivity of steep sloped areas is important to preserve the integrity of natural habitat, wildlife corridors, and benefits to the neighbourhood and shall be protected as such.
iv. Limit human activity within ESAs to maintain the integrity of the natural environment and preserve their ecological function and vitality through the use of signage, restrictive covenants, creation of land parcels through subdivision, Development Permits and/or other such mechanisms as approved by the City.
v. Ensure the protection of the riparian area through the registration of restrictive covenants, creation of land parcels through subdivision, Development Permits and/or similar mechanisms as approved by the City.
vi. The protection of riparian habitat, lands subject to erosion, lands subject to flooding, and extreme steep slopes shall be achieved pursuant to the Land Titles Act by way of s. 219 covenants, such covenants to include provision that saves the City of Cranbrook harmless in any event; and further, that private lots be permitted to include geotechnical development setbacks.
vii. Opportunities for enhancement of significant ESAs will be encouraged.
viii. Within the green common space area as designated along the south shore of St. Mary’s River within the St Mary Neighbourhood Plan area, methods shall be applied to protect the ecologically sensitive area as approved by the City.
ix. Identify habitat enhancement and restoration opportunities available in the St Mary Neighbourhood Plan area and encourage habitat enhancement and restoration efforts in coordination with land development.
x. Control the spread of invasive plants by encouraging best management practices.
xi. Provide safe, natural, physical connections to the St. Mary’s River.
xii. Wherever possible, existing large diameter trees, snags and vegetation shall be retained in recognition of the inherent wildlife values.
xiii. Any hard-surface area, including building footprint and driveways, shall be planned and designed to facilitate on-site retention of storm water.
xiv. Existing trees and vegetated corridors shall be retained and incorporated into the design of streetscapes and internal private landscapes in consideration of wildfire risk and habitat value.
xv. Perimeter and internal parcel fencing shall be minimized, designed and located in consideration of facilitating wildlife movement and public safety and to contribute to the rural character to the neighbourhood.
Geology, Soils & Steep Slopes
(1) Site Conditions
A geotechnical review was undertaken in support of the Shadow Mountain strata development.
(2) Morphology
The St. Mary’s River eroded system of terraces ranging in elevations from 825 m to 875 m until it reached its current meandering channel at 825 m and 815 m at the west and east side of the Shadow Mountain lands respectively. River banks are relatively shallow, mostly less than 10 m high. The exception is about an 85 m high escarpment in the northeast portion of the Shadow Mountain lands. The escarpment is unstable, showing signs of erosion and ravelling. Erosion is also evident in river outer banks. Slopes between individual terraces are relatively steep but, in general, stable.
Early post-glacial topography, moderately undulating knob-and-kettle type, is preserved in two small triangular land segments west of Highway 95A and most of the ground on the east side of the same highway. This terrain is typically above elevation 895 m.
The abundant steep ridges running through the Shadow Mountain lands total approximately 11 kilometres of natural, undisturbed land. By setting aside these steep ridges as protected connective corridors, wildlife are able to utilize these features for feed, cover, and to access other parts of the property, the river, and adjoining lands.
The City has established a Development Permit Area in the OCP to protect against slope and geotechnical hazards and wildfire hazards through appropriate site management and mitigation pursuant to the associated provision in the Local Government Act
(3) Surface Geology
The Shadow Mountain strata lands are underlain by glacial outwash covering bedrock surfaces. Bedrock, green, grey and purple, buff weathering, dolomite argillite (Precambrian) is exposed in the north river bank at the McPhee Bridge. Glaciers, up to about 1500 m thick in the Rocky Mountain Trench, covered the area at the end of the last glacial period. As the glaciers retreated to the mountains, melt waters brought sand and gravel outwash into valleys and covered glacial moraines. During advanced stages of the deglaciation process, a temporary blockage of the Trench was formed south from the junction of St. Mary’s and Kootenay rivers. This lake, called Glacial Lake Wycliffe, was large but relatively shallow and fine materials, chiefly sand, silt and clay were deposited. Sudden release of lake water caused rapid down-cutting of lacustrine, fluvial and glacial deposits along the downstream segments of St. Mary River and produced system of terraces. It appears that this erosion also removed most of the lacustrine deposits within the Shadow Mountain strata lands.
(4) Groundwater
Regional groundwater table converges towards the river channel in the Shadow Mountain strata lands area. There is no evidence of seepage on the hillsides and in gravel pits operated in the upper terraces.
(5) Soil Characteristics and Properties
Data on local soils was compiled from published information and previous works undertaken in the Kimberley – Cranbrook region.
(i) Glaciolacustrine Deposits
These deposits are rare on the Shadow Mountain strata area and may form a relatively thin veneer in its southeast segment, in areas outside of highest terraces. They are remnants of “Glacial Lake Wycliffe” and are composed predominantly of stratified sand and silt with minor clay layers. These deposits are insignificant insofar as slope stability is concerned.
(ii) Outwash Deposits
Outwash deposits, chiefly sand and gravel with variable silt content, are widespread on the property. They are exposed in gravel pits and in river escarpments. These deposits are dense, well drained and of high shear strength.
(iii) Moraine Deposits
Moraine landforms have been deposited directly from glaciers and the constituent material is commonly called glacial till. Melt waters from the mountains modified and covered original moraine. Glacial till is a heterogeneous mixture of gravel and sand in silty and clayey matrix. The till material is usually cohesive due to the silt and clay content.
Steep Slope Policies
i. Apply the Development Permit Area policies and guidelines established in the OCP to the St Mary Neighbourhood Plan area to protect against slope and geotechnical hazards illustrated on Appendix 3 (Natural Hazards Map), and to protect the natural environment.
ii. Ensure the protection of steep slopes through the registration of restrictive covenants, creation of land parcels through subdivision, Development Permits and/or similar mechanisms as approved by the City.
iii. The protection of riparian habitat, lands subject to erosion, lands subject to flooding, and extreme steep slopes shall be achieved pursuant to the Land Titles Act by way of s. 219 covenants, such covenants to include provision that saves the City of Cranbrook harmless in any event; and further, that private lots be permitted to include geotechnical development setbacks.
iv. In addition to the City’s Steep Slope Development Permit requirements, a tree preservation covenant shall be registered on the Shadow Mountain strata development restricting the removal of trees and shall be subject to the control of the City.
Natural Hazards
No sink holes, and with the exception of outer river banks, no significant erosion features, or other active earth processes have been identified within the Shadow Mountain strata lands. Active erosion impacts the river terrace in the northwest sector of the Shadow Mountain strata lands and the river escarpment (The Hoodoos) in the northeast portion.
The seismic hazard area is negligible in this area. Slope analysis shows most of the terrain is gently to moderately sloping with gradients ranging from 15% to 45%. Slopes exceeding the 45% gradient are encountered between individual terraces and in the river escarpment in the northeast segment of the Shadow Mountain strata. These slope gradients range from 50% to 100%.
Given the relatively extensive residential development and irrigated golf course, consideration was given to changes of the evapo-transpiration regime and partial slope saturation was assumed. A “no building” setback is identified for slopes greater than 40% gradient.
Natural Hazards Policies
i. The Hazardous Conditions section of the OCP (Policy 8.2.4 – Steep Slopes and Policy 8.2.5 – Wildfire Hazard) has particular relevance to ESAs and is to be applied in the St Mary Neighbourhood Plan area in consideration of wildlife movement corridors.
(1) Floodplain
Portions of the Shadow Mountain strata lands are flood prone and are subject to the City of Cranbrook Floodplain Management Bylaw 3612, 2008. Accordingly, any consideration of development within areas subject to flooding will require application to the City of Cranbrook supported by sufficient professional expertise including hydrological assessment and recommendations for design and construction prepared and certified by a qualified Engineer registered in British Columbia.
(2) Wildfire / Fire Smart Development
Section D2 (Development Approval Information) and Section E13 (Wildfire Hazard Development Permit Area Guidelines) of the OCP state that a report by a Professional Forester is required prior to the approval of any subdivision in order to protect property from wildfires through prescribed mitigation
measures. A wildfire hazard assessment (Wildfire/ Urban Interface Prescription and Treatment Plan Proposal – Scott Blissett, R.P.F.) was undertaken in February 2008 for the Shadow Mountain strata development. Firesmart® guidelines have been used to address factors of consideration in mitigating the potential for fires to spread from within the Shadow Mountain strata lands area to adjacent forests and to prevent the spread of wildfire from adjacent forests to building structures within the St. Mary Neighbourhood.
Wildfire/ Fire Smart Policies
i. Wildfire/ Fire Smart Apply the Wildfire Hazard Development Permit Area policies and guidelines and Development Permit requirements for approval of development established in the OCP to the St Mary Neighbourhood Plan area to protect against wildfire hazards.
ii. In recognition of the size and character of the Shadow Mountain strata development, the golf course shall provide trained ‘first response” staff to react to forest fire events.
iii. On-site golf course ponds shall be made available to provide water as required for forest fire control, and accordingly, the Shadow Mountain strata shall ensure that access provisions are made to ponds and the St. Mary’s River.
Low Impact Development
Planning for the Shadow Mountain strata development has carefully considered the natural opportunities and constraints influencing the site. Site planning will respond to topography to capitalize on view scapes and view corridors. Key wildlife corridors will be preserved to connect adjacent lands to the St. Mary’s River and will be interwoven throughout the golf course design. A series of residential enclaves distinguished by combinations of distinctive site characteristics will contribute to an enhanced feeling of nature and openness, consistent of the natural backdrop.
Single-family lots within Shadow Mountain strata west can be characterized by their location in relation to the natural site terracing such as riverfront, upper bench or golf course.
The east side of the Shadow Mountain strata is characterized by a series of smaller benches unlike the more substantial terraces on the west side. The lots are larger and worked into the overall landscape using the same principles as the west side. However, given that the lots are substantially larger, the feel of the east side is much more rural in character.
Key mature stands of trees/ vegetation will be retained through the Neighbourhood and site grading will be minimized to enhance the natural context and reduce the impact on natural landforms.
Low Impact Policies
i. The area of impervious surfacing shall be minimized to encourage storm water infiltration.
ii. Existing tree and natural vegetation cover shall be retained where possible through the development process.
iii. Landscape maintenance and conservation practices shall be promoted that minimize the requirements for irrigation and chemical applications.
iv. Public interest in and voluntary stewardship for conservation and enhancement of the Public Use Reserve on the west side of the neighbourhood shall be encouraged.
v. Sustainable building practices shall be encouraged.
vi. “No-disturbance” areas within the Neighbourhood shall be established and maintained through the registration of restrictive covenants, creation of land parcels through
subdivision, dedication of green space areas Development Permits and/or other such mechanisms to protect sensitive habitat and vegetation.
vii. It is a Council resolution that the protection of riparian habitat, lands subject to erosion, lands subject to flooding, and extreme steep slopes shall be achieved pursuant to the Land Titles Act by way of s. 219 covenants, such covenants to include provision that saves the City of Cranbrook harmless in any event; and further, that private lots be permitted to include geotechnical development setbacks.
viii. Impacts on steep slopes, wildlife corridors and habitat areas shall be minimized through the construction process by developing a construction management strategy.
Archaeology
An Archaeological Overview Assessment and an Archaeological Impact Assessment were completed for the Shadow Mountain strata lands.
The only finds of potential archaeological interest encountered during this assessment consisted of three pieces of possible fire broken rock in a single location. On this basis, it was concluded that there are no further archaeological concerns with the Shadow Mountain strata development.
L a n d U s e s a n d D e v e l o p m e n t P a t t e r n
The land use designations outlined in Appendix 1 (Land Use Plan) provide a framework for the coordinated development of the St Mary Neighbourhood Plan area. This section describes the land use designations integral to the St. Mary Neighbourhood Plan, identifies the general location and densities, and presents development rationale and policies of the Shadow Mountain strata development within the context of the larger St. Mary Neighbourhood Plan area.
Residential
(1) Projected Population
The changing demographics in Cranbrook have implications for the demand and supply of services. BCStats indicate that since the year 2005, the City is growing at a rate of approximately 1% annually. This correlates with an annual population increase of approximately 200 residents and 90 residential units (based on an average of 2.4 residents per dwelling unit). This has immediate implications for absorption in the Shadow Mountain strata development.
The expected build-out for the private strata development will accommodate a population of 3,060 residents (based on an average Cranbrook household occupancy of 2.4 persons per household). This number is expected to be variable given the uncertainty associated with the nature of strata ownership within the development. The remainder of the neighbourhood area is projected to accommodate approximately 710 residents in single-family residential form based on a predominantly low density single-family residential form. This totals a neighbourhood population of approximately 3,770 residents. This number could increase given the provision for secondary suites in single-family houses. However, it is not possible to quantify it given the uncertainties of individual homeowner preferences relating to suites.
(2) Anticipated Demographics
According to the 2006 Census Profile for the City of Cranbrook, the age groups 0 – 19 years are represented at a slightly higher percentage than the Provincial average. During the prime income earning years of 20 - 54, the trend reverses and then reverses again for the age groups 55 years plus.
This translates into a young population that will require entry-level housing to avoid leakage from the City. Given that over 30 per cent of the housing stock was constructed during the period 1971 -1980, it can be expected that this will become available to the market at more affordable prices as the 55 year plus demographic either upgrades or down sizes.
The St. Mary Neighbourhood will provide a range of housing to respond to the preferences of a broad demographic profile. The objective is intended to attract households ranging from young families to seniors by providing desirable amenities within in the neighbourhood and a strong sense of community through design. The amenities include a connection to outdoor opportunities afforded by the St. Mary’s River on the north side of the Neighbourhood and the “Rails-to-Trails” connection on the west side. In addition, the arrangement of the various residential types will ensure that the neighbourhood is more inclusive and integrated for the enjoyment of all residents. Although much of the development is expected to attract full-time residents, part time residents are expected given the accessibility to significant regional amenities and those offered by the regional commercial hub of Cranbrook.
(3)
Housing Types
The intent of the Shadow Mountain strata development program is to provide a range of housing choice in an effort to attract a diverse resident and non-resident population by providing large and small single-family lots (with the potential for secondary suites) and multi-family residential units. The intended composition of housing product is reflective of current and projected market demand.
In reviewing information from Census Year 2006, the City’s housing stock was comprised of 52% single-family detached housing and 34% in various forms of multi-family residential. This provides a basis for defining an approximate ratio for residential mix. The precise number of residential units and mix is expected to be refined throughout the development lifespan.
Residential Typology West Side East Side
Residential development will occur in accordance with the associated provisions of the City’s Official Community Plan as outlined below.
(4)
Density
There will be a mix in residential parcel sizes throughout the overall St Mary Neighbourhood Plan area that will be refined as the neighbourhood develops. This mix is largely a function of a site design program that responds sensitively to the topographic characteristics and the expected community composition. However, the Shadow Mountain strata development specifically, will be characterized as
follows: east side will be predominantly larger estate residential parcels; west side will be comprised of smaller urban sized single-family residential lots with approximately 7.3 ha (18 acres) of dispersed multi-family sites.
Densities for the Shadow Mountain strata development are as shown in the table below. Gross Density is based upon all lands within a development (including roads, park lands, etc). Net Density would remove all areas of the extra lands. The strata development figures are based on maximum possible build out (including the 45 future lots identified above). The Developer notes a hybrid density that excludes only the golf course lands from the calculations to improve densities to 11.1 units per hectare on the west side and 2.7 units per hectare on the east side.
(5) Phasing
The Shadow Mountain strata will be a phased development constructed in seven phases as outlined in the table below and illustrated on the attached phasing plans. These figures reflect the total number of lots created for each phase within both east and west sides of the development. The timing associated with construction of each phase will be market dependent.
General Residential Policies
i. Single-family residential – shall be developed in accordance with the “Low Density Residential Land Use Designation” provisions of the Official Community Plan.
ii. Within the comprehensive development area referred to as the “Shadow Mountain strata development”, an additional single-family residential land use designation is included:
(a) Estate Single-Family with a density up to 5.0 units per gross hectare.
(b) Estate Single-Family shall be developed in accordance with the “Estate SingleFamily Land Use Designation” provisions in this Neighbourhood Plan.
iii. Multi-family residential – shall be developed in accordance with the “Medium Density Residential Land Use Designation” and “High Density Residential Land Use Designation” provisions and “Multi-Family Development Permit” guidelines of the Official Community Plan.
Estate Single-Family
The intent of the Estate Single-Family designation is to accommodate a residential development form that is complementary to the rural holdings in the surrounding area within the City and Regional District. Accordingly, the Estate Single-Family designation accommodates development of large singlefamily residential lots. Further, it supports the objective of setting dwellings further back on each site to achieve a semi-rural streetscape character. (OCP Amendment Bylaw 3648, 2009)
Estate Single-Family Policies
i. Accommodate Estate Single-Family uses in general accordance with map Appendix 1 (Land Use Plan) of the St Mary Neighbourhood Plan.
ii. While recognizing that infill opportunities may occur beyond the Shadow Mountain strata development, maintain a semi-rural estate character of the land designated Estate Single-Family on map Appendix 1 (Land Use Plan) of the Neighbourhood Plan.
iii. Ensure that subdivision proposals on land designated Estate Single-Family include required setbacks, housing form and landscaping that is respectful of the surrounding rural context.
iv. In an effort to provide diversity in housing choice and tenure, permit a secondary suite.
v. Permit vehicular access to Estate Single-Family residential lots from the street front provided that the driveway profile is minimized to reduce the area of impervious surfacing while providing sufficient width to accommodate two vehicles parked side by side.
vi. Minimize the extent of the front façade occupied by garage doors.
vii. The preservation of a semi-rural character of Estate Residential areas will be achieved by promoting the use of a ditched road profile with erosion protection.
Low Density Residential
The Low Density Residential designation accommodates residential development at densities generally below 15 units per hectare (six units per acre) within the west portion of the Shadow Mountain strata development and otherwise in accordance with Section 6.2(a)i of the OCP throughout the balance of the St Mary Neighbourhood Plan area. This designation provides for the development of small singlefamily residential lots. (OCP Amendment Bylaw 3648, 2009)
Low Density Residential Policies
i. Accommodate Low Density Residential uses in general accordance with map Appendix 1 (Land Use Plan) of the St Mountain Neighbourhood Plan.
ii. Orient living space in residential dwellings closer to the street to establish a welldefined streetscape where dwellings rather than garages maintain a dominant visual presence.
iii. Promote shared access between adjacent residences to minimize the visual impact of driveways and the number of driveway crossings impeding the pedestrian environment.
iv. Minimize driveway-crossing widths to reduce negative impacts on the pedestrian environment.
v. Minimize the extent of the front building façade occupied by garage doors.
vi. In an effort to provide diversity in housing choice and tenure, permit a secondary suite.
Low Density Multiple Family Residential
The Low Density Multiple Family Residential designation is intended to provide for two family, three family, and four family residential development within the St. Mary Neighbourhood. The maximum density for Low Density Multiple Family Residential development is 33 units per gross hectare. Residential units may be accommodated in various building forms including two family, three family, and four family residential dwellings.
Low Density Multiple Family Residential Policies
i. Low Density Multiple Family Residential shall be permitted in accordance with Sections 6.2 and 22.2 of the OCP and as shown on Appendix 1 (Land Use Plan).
ii. All development within the Low Density Multiple Family Residential district shall be subject to the "Multi-Family Residential" Development Permit guidelines in Section 20. 5 of the OCP as applicable.
iii. The design of two family, three family, and four family residential units must contribute to a unified streetscape, a positive pedestrian experience and principles of good urban design.
iv. Two family, three family, and four family residential buildings and units are encouraged to be both adaptive and accessible for persons of different stages of life and degrees of mobility.
Medium & High Density Residential
The Medium & High Density Residential designations is intended to provide for multi-family residential development within the St. Mary Neighbourhood in areas where it is difficult to accommodate lower density residential development efficiently. The average density for Medium & High Density Residential developments is 81 units per gross hectare (32.4 units per acre). Residential units may be accommodated in various building forms including low-rise at 1 to 3 stories, mid-rise at 4 to 9 stories and high-rise at 10 stories and higher.
Medium & High Density Residential Policies
i. Medium & High Density Residential shall be permitted in accordance with Sections 6.2, 21.3 and 21.4 of the OCP and as shown on Appendix 1 (Land Use Plan).
ii. All development within the Medium & High Density Residential shall be subject to the “Multi-Family Residential” Development Permit guidelines in Section 19.5 of the OCP as applicable.
iii. The design of multi-family residential units must contribute to a unified streetscape, a positive pedestrian experience and principles of good urban design.
iv. Multi-family residential buildings and units are encouraged to be both adaptive and accessible for persons of different stages of life and degrees of mobility.
v. A distance of at least 30.5 m (100 ft) should be maintained between mid and high-rise buildings where facing residential units are considered.
vi. Massing of low to medium/high-rise residential buildings should be designed to present a transition in residential scale to the street.
vii. Side yard height step-backs should be provided where low to high-rise residential buildings are adjacent to single-family dwellings and height step-backs at street corners in the form of lower one or two storey building elements.
Park and Green Space
The Local Government Act requires provision of park space as part of the subdivision process in order to ensure an appropriate amount of park land is provided to the community at large as an amenity that contributes to the overall quality of life.
One of the most significant features of the St. Mary Neighbourhood Plan area is its natural setting on the St. Mary River that is framed by spectacular mountain views. The St Mary Neighbourhood Plan establishes a network of open space, private common green space and trails that capitalize on this natural amenity within walking distance. This enables opportunity for active and passive recreational activities. In addition, planning for the Shadow Mountain strata development will integrate upland passive common green spaces, with approximately linear wildlife corridors, the golf course area, and river front green space.
These amenities will be linked by trails and golf cart paths that can be accessed on foot, bicycle or be utilized for cross-country skiing.
St Mary Neighbourhood Plan residential policies promote the fronting or backing of homes directly onto open space, common green spaces, wildlife corridors or buffer areas. St Mary Neighbourhood Plan residential policies also require new development to respect, integrate, and contribute to the character of natural neighbourhood context.
Park & Green Space Policies
i. The City is prepared to accept the 5% Park dedication requirement as cash in lieu at the time of subdivision for the Shadow Mountain Strata development.
ii. The City requires some public opportunity to access the piece of Crown land through subdivision through the Strata Lands.
iii. Public access to the St. Mary River shall be provided: in order of preference: through City acquisition of the adjacent Crown parcel by a hiking trail, or by a hiking trail through a dedicated public Rights of Way on the westerly portion of the Shadow Mountain strata lands or consistent with the Land Titles Act and OCP.
iv. Strata lands required for public access to the River are in addition to the required 5% Park dedication.
v. Secure common green space and trails through development approval and subdivision processes in general accordance with Appendix 4 (Conceptual Circulation Plan) of the Neighbourhood Plan. Pedestrian and cart path crossings of the Highway 95A Rights of Way require MOTI approvals.
vi. Link neighbourhood green space, key destinations and amenity areas through a network of sidewalks, public and private trails as illustrated on Appendix 4 (Conceptual Circulation Plan).
vii. Create common green space areas that are safe and functional with well-defined entry points and edges and suitable grades.
viii. Recognizing the need for a hierarchy in accessibility levels, design pedestrian circulation within open space areas and common green space areas as barrierfree where possible and integrate pedestrian circulation with neighbourhood streets and circulation systems.
ix. Where trails are situated near the St. Mary River or wetland areas, they shall be developed in accordance with the established trail provisions of the Official Community Plan.
x. All access to sensitive steep ravines and gullies shall be restricted to prevent soil erosion as well as disturbance of wildlife and aquatic habitat.
xi. Where possible and in consideration of Firesmart® principles, seek a balance in the protection of significant trees and vegetation in the design of open space and green common space to protect sensitive environmental/ wildlife values relative to management of fire hazard
Golf Course
The most dominant feature around which the Shadow Mountain strata is largely organized is a planned 18-hole championship golf course. This amenity totals approximately 93 ha (230 acres) in area and integrates enhanced and inherent environmental elements and natural landscape features in its design.
It will include a driving range, practice green, teaching facilities, maintenance facilities, snack bar, proshop and clubhouse (restaurant/ lounge).
The golf course will be semi-private with full membership afforded to Shadow Mountain strata residents only. Public access will be provided to the golf course and associated facilities. The clubhouse will be available to host functions or small conventions, which will be a promotional feature for local tourism.
It is anticipated that the Shadow Mountain golf course will complement the St. Eugene Mission golf course given its proximity, heightening the attraction to the area as a lifestyle opportunity.
(1) Golf Course Irrigation
The proposed fairway No. 6 overlaps about a 50% width of an existing no disturbance setback, registered on Restrictive Covenant Plan NEP21400.
The development setback was set prior to consideration of the specific use for golf course development. Initial professional assessment indicates that the proposed segment of the golf course (Hole #6) could be safely developed at this location.
The Developer is required to follow appropriate procedures to address the existing covenant (XH204881A) on Covenant Plan NEP21400.
Golf Course Policies
i. Golf course irrigation will be achieved through non-potable ground water wells supplemented by a back up surface water supply.
ii. Golf course design shall ensure that safety netting and fencing is not required to reinforce the rural character of the area.
iii. A tunnel shall be constructed to facilitate access to the east and west sides of the golf course, subject to MOTI approval. The tunnel shall also function as part of the pedestrian trail network for Shadow Mountain strata residents.
iv. Manage the movement of chemical applications on the golf course through the use of bioswales or other measures to avoid potential impacts on adjacent natural areas.
v. Maintain golf course water features as golf course irrigation water storage and storm water overflow capture.
vi. Develop and implement irrigation management strategies for areas within the golf course that are in proximity to sensitive steep slopes.
Commercial Uses
(1)
Neighbourhood Commercial
Neighbourhood scale commercial will be accommodated within the St Mary Neighbourhood Plan area to serve the daily convenience shopping needs of residents. This use will be organized to maximize accessibility and encourage non-motorized trips thus reducing road congestion, vehicular pollution, and promote active lifestyles for the overall neighbourhood.
Neighbourhood Commercial Policies
i. Accommodate Neighbourhood Commercial development as illustrated on Appendix 1 (Land Use Plan).
ii. Permit a general service commercial use within the Neighbourhood Commercial area that caters to the daily convenience shopping needs of neighbourhood residents. A residential unit above the first storey may also be considered within this land use designation.
iii. Ensure that the form and character of commercial development reflects the gateway location and neighbourhood character and encourage the development of design guidelines to achieve this objective.
iv. The provision of outdoor seating areas is encouraged as part of the site planning for this form of commercial development.
v. Ensure that exterior lighting generally respects the “dark sky” principles (as prescribed by the International Dark-Sky Association) and the adjacent rural context by minimizing light spill.
(2) Tourism Commercial
The proposed golf course will serve local and non-local residents. The golf course will be semi-private with full membership afforded to Shadow Mountain strata residents only. Public access will be provided to the golf course and associated facilities. The clubhouse will be available to host functions or small conventions, which will be a promotional feature for local tourism.
Tourism Commercial Policies
i. The proposed golf course shall provide access for public use of its facilities in addition to private use.
Urban Reserve
Certain areas are not planned for specified land use and development at this time. In recognition of this, these lands will be designated as Urban Reserve or remain undesignated until a separate OCP amendment is approved.
Urban Reserve Policies
i. Accommodate Urban Reserve uses in general accordance with map Appendix 1 (Land Use Plan) of the St Mary Neighbourhood Plan.
ii. Lands within the Urban Reserve designation shall be developed in accordance with the provisions of the “Urban Reserve” land use designation of the Official Community Plan.
Transportation
The St. Mary Neighbourhood Plan includes a network of predominantly private internal roadways to provide circulation within the Shadow Mountain strata development and golf course. This will include primary internal roadway and secondary emergency vehicle access roads as necessary. The existing Wycliffe Park Road is a public road under the control of the Ministry of Transportation and Infrastructure and will provide access to the west side development. Private access to the east side of the development will be provided from Parnaby Road that is currently a public road under the control of the City of Cranbrook. All proposed roads within the development are shown on Appendix 5 (Road Network Plan) of the Neighbourhood Plan. Management of traffic generated by the St. Mary Neighbourhood will occur in accordance with requirements of the Ministry of Transportation and Infrastructure including consideration for timing of highway improvements.
It is anticipated that the St. Mary Neighbourhood will be serviced by transit once adequate service level requirements can be achieved.
The St. Mary Neighbourhood Plan establishes a framework for the creation of a walkable lifestyle neighbourhood using a coherent and relatively connected pattern of streets, lanes and pedestrian and cycling routes. The primary transportation aim of the St. Mary Neighbourhood Plan is to encourage walking, cycling and the use of transit in addition to use of the private automobile.
(1) Street Network
The St. Mary Neighbourhood Plan is currently serviced by Wycliffe Park Road and Parnaby Road. Access from Highway 95A will be restricted as per the Ministry of Transportation and Infrastructure Major Street Network Plan that has established the major intersections along Highway 95A as Parnaby Road/Mountainview Road, Echo Field Road/Kennedy Road and at Theatre Road.
The Ministry of Transportation and Infrastructure has endorsed a proposed access location off Wycliffe Park Road as the main point of access to the westerly Shadow Mountain strata lands and connection to Parnaby Road for access to the easterly lands. The future connection of Wycliffe Park Road to Mountview Road, creating a major intersection node at Mountview/ Parnaby Road is consistent with the Major Street Network Plan
Improvements to Highway 95A are required as development in the Neighbourhood proceeds. Highway improvements will be undertaken with a phased approach, approved by the Ministry of Transportation and Infrastructure, based on development triggers identified in the Traffic Impact Analysis. Options for future highway improvements at Parnaby Road and Mountview Road and future re-alignment of Wycliffe Park Road are being considered to facilitate network solutions identified in the Major Street Network Plan. All highway improvements deemed necessary to facilitate the traffic impacts on Highway 95A must be approved by the Ministry of Transportation and Infrastructure.
Access applications to MOTI and the City will be required for the main access into the Shadow Mountain strata development off Wycliffe Park Road, the proposed "alternate" access east of the CPR crossing, the two proposed "emergency" access locations off Highway 95A and a combination "alternate/emergency" access on the east side of Highway 95A.
(2) Emergency and Alternate Access
Secondary Emergency Vehicle Access & Egress roads form part of the Road Network Plan within the Shadow Mountain strata. These two way emergency roads connect the three levels of development benches on both the east and west parcels. Two emergency access/egress points are located south of the McPhee Bridge from both the east and west parcels onto Highway 95A. An alternate access and Secondary Emergency Vehicle Access & Egress road exits/enters the upper bench elevation of the eastern parcel onto/from Highway 95A. An alternate access and Secondary Emergency Vehicle Access & Egress road exits/enters the middle bench elevation to the upper bench elevation of the western neighbourhood onto/from Wycliffe Park Road.
As the road is only in service when the primary access is blocked and emergency services are required within the site, the very infrequent use of this road does not require that it be paved, but must have a solid gravel base. During winter conditions, Secondary Emergency Vehicle Access & Egress roads shall be cleared of snow to ensure accessibility to the site at all times in accordance with City standards for snow removal. Access to Secondary Emergency Vehicle Access & Egress roads will be restricted to emergency vehicle use only through the use of a locked gate or locking removable bollards at both road entrances. Parking will be restricted using a designated ‘No Parking Zone’ on both sides of the Secondary Emergency Vehicle Access & Egress road accesses.
Transportation Policies
i. Except within the Shadow Mountain strata development, use a grid system of streets with short blocks to provide multiple travel routes for vehicles, pedestrians, and cyclists.
ii. Establish a system of roads to serve the neighbourhood plan area in general conformance with Appendix 5 (Road Network Plan).
iii. Strata roads shall be designed and constructed to City standards to accommodate emergency services vehicles, public transit and school buses.
iv. Incorporate road design measures to reduce vehicle speeds, improve intersection safety, shorten pedestrian crossing distances, and reduce vehicle-pedestrian conflicts.
v. Where roads intersect desired wildlife movement corridors, suitable design and construction measures shall be utilized to help facilitate the safe movement of wildlife.
vi. Emergency and alternate access provisions shall be provided for the Shadow Mountain strata development.
(3) Pedestrian Circulation Network
The Shadow Mountain strata development within the St. Mary Neighbourhood Plan area is intended as a “lifestyle” community designed to capitalize on the natural site amenities. These include riveroriented activities, proximity to the “Rails to Trails” regional trail network, golf course, and adjacent Public Use Reserve. Linking these elements is a comprehensive network of trails and golf cart paths. One riverbank trail will flank the north boundary of the St. Mary Neighbourhood Plan area west of Highway 95A. The goal of this carefully designed network is to provide easy and ample access to Shadow Mountain residents so as to encourage an active lifestyle.
Pedestrian Circulation Policies
i. As the St. Mary Neighbourhood Plan area develops, ensure that the pedestrian and cycling network is highly connected with established or planned routes and integrate park trails and cart paths within the Shadow Mountain strata development with the overall circulation shown conceptually on Appendix 4 (Conceptual Circulation Plan).
ii. The City’s Subdivision and Development Servicing Bylaw shall guide the construction standard for sidewalks and landscaping for public rights-of-way.
iii. The long-term implementation of the trail network for the St. Mary Neighbourhood Plan area will be guided by Appendix 4 (Conceptual Circulation Plan) of the Neighbourhood Plan.
iv. Development of trails will be pursued in conjunction with the City’s development approval and subdivision pr ocesses. The trails system shown in the St. Mary Neighbourhood Plan is conceptual and will be implemented through the course of development.
v. Trails will be constructed to create complete trail connections.
vi. Locate and mark major trailheads in areas with good visibility and accessibility.
(4) Parking
Managing parking for the Shadow Mountain strata development and larger St. Mary Neighbourhood Plan area is important with respect to liveability, convenience, and visual character. Accordingly, sensitive consideration of large vehicle or recreational vehicle parking, on-street parking, modified onstreet parking, off-street parking and visitor parking is necessary.
Parking Policies
i. A parking study shall be prepared to analyse parking requirements within the context of the proposed Shadow Mountain strata development This will include consideration of large vehicle or recreational vehicle parking, on-street parking, off-street parking and visitor parking. Recommendations from the parking study may be considered as a basis for parking standards applicable to the development and forming part of a Comprehensive Development zone and applied through the subdivision and development approval processes.
ii. Except in association with the golf course operation, no overnight parking of commercial vehicles shall be permitted within the Shadow Mountain strata development area.
Infrastructure Improvements
(1) Utilities
Expansion of the City’s infrastructure is necessary to accommodate development of the St. Mary Neighbourhood Plan neighbourhood. Future servicing must satisfy the functional demand created by anticipated future population growth and consider potential environmental impacts. Trunk main locations for neighbourhood water supply and distribution, sanitary sewer, and storm water servicing requirements to implement the St. Mary Neighbourhood Plan are presented in Appendix 6 (Water Distribution Concept Plan), and 7 (Sanitary Concept Plan). The storm water management plan shall be developed during the subdivision application stage.
The servicing design will enable:
extension of municipal services in a coordinated manner to provide safe, reliable and sustainable water and sanitary sewer services to the St. Mary Neighbourhood Plan area; and ensure,
environmental impacts are considered in the planning of services in the St. Mary Neighbourhood Plan area.
All new development within the St. Mary Neighbourhood area is expected to be fully connected to City water and sanitary sewer. The required infrastructure and servicing alignment will be located along the Highway corridor to connect to the Wildstone development service extension to Echo Field Road.
All utilities within the development are anticipated to be installed below grade.
(2) Water Distribution
The St. Mary Neighbourhood Plan area is currently not serviced by a community potable water piped distribution system. All properties containing single-family dwellings are currently serviced by individual drilled wells as approved by the Regional District and Ministry of Transportation and Infrastructure prior to the subject parcels inclusion in the City of Cranbrook municipal boundary. The wells are low yield to service one single-family dwelling and lawn irrigation. Currently, fire flow protection does not exist for the subject lands.
To facilitate development within the St. Mary Neighbourhood Plan area, connection to a City of Cranbrook water trunk main is necessary.
The water distribution system will be looped. A trunk line feed from the City of Cranbrook distribution system is planned to connect to the St Mary Neighbourhood at the intersection of Parnaby Road and Highway 95A. The alignment of the City of Cranbrook trunk feed line will be located along or adjacent to the Highway 95A right of way.
Water Policies
i. Extend the water supply system to facilitate planned development within the St. Mary Neighbourhood Plan area as illustrated on Appendix 6 (Water Distribution Concept Plan).
ii. City Water will not be used for golf course irrigation or for any related water features.
iii. Promote water conservation programs such as lawn watering restrictions, water meters and use of water storage systems such as rain barrels or cisterns.
iv. The Developer shall install, operate, maintain and own all potable water infrastructure within the strata boundaries and that this ownership includes ultimate replacement as necessary.
(3) Sanitary Sewer
The St. Mary Neighbourhood Plan area is currently not serviced by a community sanitary collection and treatment facility. The properties were developed under the Regional District and Ministry of Transportation and Infrastructure approval authorities that permit the use of individual on-site septic tanks and sewage effluent discharge to ground tile fields per single family home.
To facilitate development within the St. Mary Neighbourhood Plan area, connection to the City of Cranbrook sewage lagoon system is necessary.
The sanitary sewer trunk mains are illustrated on Appendix 7 (Sanitary Concept Plan).
Sanitary Sewer Policies
i. Extend the sewerage system to support planned development within the St. Mary Neighbourhood Plan area as illustrated on Appendix 7 (Sanitary Concept Plan).
ii. The Developer shall install, operate, maintain and own all sewer infrastructure within the Strata boundaries and that this ownership includes ultimate replacement as necessary.
(4) Storm Sewer
The St Mary Neighbourhood area consists of existing roadside ditches for draining impermeable surfaces such as paved roads. The storm water runoff infiltrates into the permeable ground in many locations. Along Highway 95A, road storm water runoff is directed over fill slopes with half pipes to the original ground elevation. Some signs of storm water runoff erosion are noted along the southern McPhee Bridge abutment slope.
On-site storm water runoff and snowmelt, under the current development conditions, appear to soak away into the native granular soils. No concentrated flows or evidence of storm water or snowmelt flows was noted on the subject lands.
With road construction, urban road storm water runoff of and snowmelt will require management via an underground pipe collection network for discharge to detention ponds or storm drywells. Groundwater infiltration systems and other methods for storm water management will reduce sediment transfer.
Predevelopment catchment areas and associated calculated storm water runoff flows will be utilized to assess discharge rates from the project where storm water flows cannot be managed through infiltration to the ground via drywells. Depression storage may be used to delay storm water discharge to predevelopment rates. Storm water discharge to golf course water features may also be permitted. The predevelopment discharge shall be assessed for frequent storm events and overland spillway routes must be identified for more infrequent storm events.
The road carriageway paved surface widths shall be minimized where possible to reduce the impermeable surfaces throughout the neighbourhood.
Ground infiltration for storm water runoff shall be assessed by a qualified professional to safeguard against soil saturation adjacent to steep slopes susceptible to instability. This assessment shall form part of the overall storm water management plan.
Storm Water Policies
i. Construction of the storm water management systems shall promote the use of drywell installations, bioswales and emergency overflows to ponding areas and golf course amenity features. The location of storm water retention ponds will be determined as part of a storm water management plan for the St. Mary Neighbourhood Plan area.
ii. Minimize impervious surfaces and increase ground-water infiltration throughout the neighbourhood.
iii. Environmentally sensitive best management practices for maintenance and construction purposes shall form part of storm water management strategy
iv. Design storm water receiving areas or ponds to facilitate sediment settling.
v. A storm water management plan associated with land development within the St. Mary Neighbourhood Plan area shall be prepared to provide techniques and strategies that ensure post-development storm water flows do not exceed pre-development discharge rates.
(5) Shallow Utilities
The St. Mary Neighbourhood Plan area consists of overhead power and communication lines. Threephase power lines extend to Wycliffe Park Road from the south. Single-phase power extends from the Wycliffe Park Road intersection north along the east side of the Highway 95A road corridor to the St. Mary River.
Terasen Gas maintains a lower pressure pipe installation to service the St. Eugene Golf Course extending along the east side of the Highway 95A corridor and crosses the Shadow Mountain properties to head easterly.
Telus, Shaw Cable, BC Hydro and gas services shall be installed underground within the development road network unless the service is temporary.
(6) Emergency Services
Provision is required to ensure emergency services are available to the St. Mary Neighbourhood Plan area.
Emergency Services Policies
i. Access provisions shall be provided to ensure that emergency vehicles can fully service the St. Mary Neighbourhood Plan area.
I M P L E M E N T A T I O N
Implementation of the St. Mary Neighbourhood Plan will involve a rezoning application(s) and other subdivision and development approval processes of the City of Cranbrook and related approving authorities, including applications as may be required to be made to the Agricultural Land Commission for exclusion of lands or approval of non-farm uses. Applications to enable implementation shall not be approved until after adoption of OCP amendment Bylaw No. 3632.
The Shadow Mountain strata development will require a rezoning application in the form of a comprehensive development and shall reflect the St. Mary Neighbourhood Plan concept as outlined in this document.
Development regulations and conditions for approval shall be consistent with the requirements of the St. Mary Neighbourhood Plan.
Building permit applications must be submitted together with the endorsement of the Shadow Mountain Strata developer or representative to ensure conformance with the Shadow Mountain Strata development architectural guidelines. In addition, as part of the building permit application process for new construction, additions or major renovations, a current Title Certificate together with full description or all associated encumbrances shall be provided to the Building Inspector at the time of application.
The following maps are including in Schedule I-4:
Appendix 1 – Conceptual Development Plan
Appendix 2 – Environmentally Sensitive Areas
Appendix 3 – Natural Hazards Map
Appendix 4 – Conceptual Circulation Plan
Appendix 5 – Road Network Plan
Appendix 6 – Water Distribution Concept Plan
Appendix 7 – Sanitary Concept Plan
Appendix 8 – Proposed Shadow Mountain Phasing Plan
S L A T E R V I L L E N E I G H B O R H O O D P L A N
I n t r o d u c t i o n
InaccordancewiththeCity’sOfficialCommunityPlan(OCP),thisplanwaspreparedtoprovide more specific policy direction for the Slaterville neighbourhood. The planning process occurred over 9 months in 2011 and included a significant public consultation component.
a)History
Accordingto the“KeyCityChronicles1898“1 Slatervillewasoneofthefirst areasintownto be industrialized. In the early 1900s it was home to the Cranbrook Sash and Door Company, a brewery and the St. Eugene Hospital (Tudor House) and Nurses Residence. The hospital building was lost in a fire in2002; however, thenurses residence building remains and is currently anapartment building. In addition to the industrial and institutional uses Slaterville was also home to many residents.
The Slaterville neighbourhood plan area was incorporated into the City of Cranbrook in four separate municipal boundary extensions that occurred in 1970, 1971, 1982 and 1992. The neighbourhood plan area is shown on Appendix A.
b)Plan Context
In 2006 the City of Cranbrook adopted an OCP which provides the framework and support for the development of neighbourhood plans for several areas within the City.The purpose of a neighbourhood plan is to provide for more focused planning on specific neighbourhood areas and issues than can otherwise be afforded through the community-wide OCP.Specifically, Slaterville was identified as needing a neighbourhood plan that would address: therelationshipbetweentheresidentialneighbourhoodandsurroundingindustriallanduses futuredevelopment
heritagebuildings
roadstandardsandservicing
pedestrianconnectionstodowntown
In addition to the OCP, a letter was submitted to City Council by a number of residents citing some specific concerns within the Slaterville Neighbourhood. In December 2010, Council authorized proceeding with a planning process for Slaterville.
c)The Neighbourhood Planning Process
The neighbourhood planning process was undertaken by City staff and featured a significant public participation component. This included the establishment of an Advisory Group to assist with developmentoftheplan.CityCouncilauthorizedtheplanningprocessinDecember2010withthegoal of having an introductory meeting with the neighbourhood by April 30, 2011. The introductorymeeting was on April 27, 2011 at Cranbrook Public Library Manual Training Centre. Approximately 40 members of the public attended the meeting. The purpose of the meeting was to provide details on the proposed planning process and provide an opportunity for initial consultation with property and business owners within the plan area. In May, a newsletter, survey and Advisory Group application forms were mailed to approximately 234 households and businesses in the plan area. The newsletter providedbackground informationonneighbourhoodplanning,informationonthe Advisory Groupand published the dates for the participatory workshops.
Two participatory workshops were held on Thursday, June 16, 2011 and Tuesday, June 21, 2011 at Pinewood Elementary School. Twenty members of the public attended the hands-on workshops. Exercises at the workshops were used to assist in developing the visionand goals of the plan, identify and prioritize neighbourhood concerns and identify possible solutions and actions to those concerns. In an effort to gain participation from the business community within the plan area a separate meeting was held for the businesses at the Salvation Army on July 21, 2011. A second newsletter in July 2011 provided a summary of the results from the first survey, workshops and business community meeting. In September, the Advisory Group hosted a “Slaterville CommunityBBQ” at Pop Price Park which was very successful. The consultation process also included meetings with other stakeholders including the Ministry of Transportation and Infrastructure.
d)Slaterville Neighbourhood Advisory Group
In addition to the public participation opportunities throughout the planning process, an Advisory Group of elevenmembersof the public from withinthe planareawere selectedto assistwith the development of the neighbourhood plan. The group members were: Bryan Campbell, See Chung, Gordon Harder, Steve & Lynden Lehman, Dennis McDonald, Cindy Richmond, James Shannon, Ryan Stewart and Wil & Gail van Berlo.
Throughout the planning process, the Advisory Group and Staff met a number of times. The meetings provided an opportunity for the group to discuss the issues identified during the process and review the draft planat different stages in the process. TheAdvisory Group also played an important role as a liaison between Staff and the neighbourhood by providing information to their neighbours and collecting feedback used in the development of the plan. Advisory Group members were present and participating at the public events assistingstaff where needed.
a)Official Community Plan (OCP) and Zoning
The City of Cranbrook Official Community Plan Bylaw No. 3550, the City’s long term planning document, establishes direction for future land uses within the plan area. Schedule 10shows the OCP’s future land use designations. Designations for Slaterville include Low Density Residential, Light Industrial, Parks/Institutional/Recreation, and Highway and Core Commercial. In addition, the OCP provides ageneralframeworkfor neighbourhoodplanningandincludesspecific policies for Slaterville.
The City of Cranbrook Zoning Bylaw provides the zoning regulations for the plan area. The current designations are shown on Schedule C. The zoning designations in the plan area generally represent the existingland uses accurately; however, in a few cases the current use on the parcels do notconform with their zoning.
b)Existing Conditions
1)Land Use
The Slaterville Neighbourhood Plan area, shown on Schedule A, encompasses a land base of approximately 65 ha. The neighbourhood can be characterized by its three primary categories of land use which include residential, commercial/industrial and institutional.
The residential area west of Slater Road NW is largely comprised of single family residential with some duplexes. There are also single family residences, a manufactured home park and an apartment building in the King Street, Pinewood Avenue N, and Cobham Avenue W. area of the plan. Within the neighbourhood there are a number of vacant or undeveloped parcels including three acreages in the western extent of the plan area, totalling approximately 16 ha.
The commercial/industrial core is predominantly located along Slater Road NW, Cobham Avenue W and King Street; however, anautomobile salvage business is located outside the core on 6 th Street NW. Businesses in the core area include retail, transportation industry, construction industry, and manufacturing.
Institutional and recreation uses in the neighbourhood include the Pinewood Elementary School, the Kootenay Christian Academy Preschool and church located at the corner of 6th Street NW and Hurry Avenue, the Salvation Army on Slater Road NW and the 1.5 ha Pop Price Park parcelb)Site/Lot Planning.
2)Infrastructure
During the planning process a number ofconcerns were identified with respect to infrastructure including roads, lack of pedestrian infrastructure and storm water management. The road network in Slaterville is typical of older neighbourhoods with street rights-of-way averaging between 3.0m to 15m in width. There are sidewalksabutting PopPricePark, the former Tudor House property and on the South side of King Street from Cobham Avenue W to Pinewood Avenue N. Thereis also some stormwater infrastructure within portions of the plan area.
G o a l s
Goals of the neighbourhood plan were developed using the direction provided in the Official Community Plan and information gathered during the public consultation process. The goals are broad in scope and establish the framework from which the more specific objectives, policies and actions were developed. Specifically, the goals of the Slaterville Neighbourhood Plan are to:
1) Consider opportunities to strengthen the neighbourhood community.
2) Preserve the unique character of Slaterville while providing opportunity for redevelopment and growth in the neighbourhood.
3) Consider opportunities for updating, expanding or redeveloping neighbourhood infrastructure.
4) Maintain, enhance and encourage better utilization of Pop Price Park.
5) Preserve environmental values such as Hospital Creek.
6) Promote opportunities for safer pedestrian movement and connectivity between the plan area and downtown.
7) Identify opportunities for improvements to the road infrastructure and management of vehicular traffic in the plan area.
8) Consider opportunities to enhance the safety of residents and employees in the plan area.
9) Consider opportunities for stormwater management in the plan area.
L a n d U s e
During the planning process a number of concerns relating to land use were identified as requiring specific consideration and policy direction. Specifically, residential development, the relationship between the residential neighbourhood and the surrounding industrial uses, commercial and industrial development, institutional and parks and open space uses were all identified. The OCP land use designations are shown on Schedule 10.
In this plan each land use category has three sections: issues / concerns, objectives, and policies / recommendations.
a) Residential 1) Background
The residential component of the Slaterville neighbourhood was characterized by its residents as having a uniqueness that needed to be preserved while still providing opportunities for redevelopment and growth. Specifically, during the consultation process residents were asked to identify three reasons why they liked Slaterville. Using those responses a graphic representation known as a “word cloud” was created to show the different reasons heard during the planning process. The larger the word, the more frequently is was used.
With respect to future residential land uses, redevelopment and infill opportunities received the most support; however, there was recognition for the possibility of new residential development opportunities in the plan area. The preferred form of housing was single family with some support for duplexes, and higher density development in appropriate locations. Preservation of heritage values and development of alternative zoning standards to facilitate redevelopment were also supported.
2) Issues/Concerns
Negative connotations associated with Slaterville
Unsightly premises and derelict buildings
Preservation of heritage values
Non-conformance with current zoning regulations
Maintaining “affordability” within the neighbourhood
Traffic issues resulting from increased densities
Resident safety
3) Objectives
a. Consider redevelopment and infill opportunities within the existing residential neighbourhood.
b. Encourage development that maintains the existing neighbourhood character.
c. Encourage preservation of the neighbourhood heritage values and character.
d. Promote and enhance a positive sense of neighbourhood identity.
4) Policies/Recommendations
a. Consider an amendment to the City’s zoning bylaw to establish new zoning standards for single family residential parcels that would facilitate redevelopment and reduce non-conformances. Specifically, zoning regulations that are compatible with the existing development pattern character are supported.
b. In the absence of alternative zoning standards as supported in a), applications for variances to facilitate development that is compatible with the surrounding character including siting, will generally be supported. Consideration will be given to parcels that have rear lane access or that can demonstrate the ability to provide off-street parking.
c. Redevelopment of existing residential properties with single family dwellings that are of similar character, form and scale to the surrounding area are supported.
d. Within the plan area there are a number of larger, underdeveloped properties that may provide an opportunity for residential infill development. Consideration should be given to these properties as infill opportunities where proposals address the following:
i. proposed density and form of the development
ii. potential traffic generation and parking requirements
iii. opportunities for providing additional road rights-of-way or pedestrian infrastructure
iv. compatibility with adjacent land uses
v. capability of water and sewer servicing
vi. storm water management opportunities
vii. park dedication provisions in accordance with the City’s Official Community Plan
e. Preservation of heritage values is supported. At the request of plan area residents, the establishment of a Development Permit Area to manage the form and character of intensive residential development, including heritage values, is supported.
f. Rezoning applications to accommodate new residential development, duplexes or higher densities will be considered on an individual basis. Applications for bylaw amendments should address the following:
i. compatibility of the proposed density with adjacent land uses
ii. projected traffic and parking increases and their impact on the neighbourhood
iii. access to the development
iv. opportunities for storm water management
v. form and character of the proposed development
vi. compatibility of the proposal with the City’s zoning bylaw with respect to minimum parcel sizes or densities
vii. opportunities for screening to mitigate the potential impacts on adjacent properties
viii. park dedication provisions in accordance with the City’s Official Community Plan
g. Establishment of a neighbourhood or community association that is inclusive of all neighbourhood residents and businesses is strongly encouraged.
h. Opportunities to develop and promote a positive neighbourhood identity should be considered. Options such as revitalization of the entrance into the neighbourhood at the intersection of Slater Road NW and Briar Avenue, neighbourhood identification signage or other neighbourhood led initiatives are encouraged.
i. Establishment of a “Neighbourhood Watch” program with participation from the residents and businesses within the plan area is supported.
b) Commercial/Industrial
1) Background
The plan area contains a significant amount of commercial and industrial development concentrated along the Slater Road NW corridor and at the King Street-Cobham Avenue W intersection. The City’s Official Community Plan identifies the relationship between the residential neighbourhood and the surrounding industrial land use as requiring specific consideration. A land use survey of the industrial lands did not identify significant amounts of vacant land that could be developed; however, there are two parcels with some potential for new development. One parcel is the former Tudor House property located at the corner of Slater Road NW and King Street and the other is an industrially zoned parcel located on 4th Street NW adjacent to Farbrook Auto Wreckers.
Given the current level of development in the core area, it is anticipated that future industrial or commercial development would most likely consist of redevelopment of existing properties. While the consultation process did not identify any significant concerns related to the industrial-residential interface the preference was to maintain the current level of development within the core area. There was also support for some commercial development outside the core area with a preference for neighbourhood commercial uses such as a corner store.
It was also noted during the planning process that area residents felt the business community was part of the neighbourhood and that there could be opportunities for the local businesses to be a part of neighbourhood led initiatives.
2) Issues/Concerns
Vehicular traffic and pedestrian circulation
Inadequate lighting concerns with respect to employee and resident safety Image improvement
3) Objectives
a. Direct commercial or industrial development to appropriate locations in the plan area.
b. Ensure future commercial or industrial development or redevelopment occurs in a manner that respects the adjacent residential neighbourhood and minimizes potential impacts that may occur.
c. Address employee and resident safety within the core area.
d. Promote collaboration between plan area businesses and residents.
4) Policies/Recommendations
a. Applications for rezoning of residential lands to industrial outside the core business areas of Slater Road NW and King Street & Cobham Avenue W will not generally be supported.
b. Commercial development outside the core areas shall be limited to neighbourhood commercial uses such as a convenience store.
c. New commercial or industrial development and redevelopment of existing parcels should take into consideration potential impacts that the proposed use and development may have on the neighbouring residential areas. Measures should be taken to mitigate any potential impacts including, but not limited to appropriate screening, buffering, and appropriate outdoor lighting.
d. Commercial and industrial traffic should avoid the use of Briar Avenue as a means of access to the core business area and industrial park.
e. To promote a sense of safety for employees and pedestrians in the commercial core areas, consideration should be given for improved street lighting in darker and unlit
areas. Where possible, businesses should address inadequate lighting around their buildings. If additional lighting is considered, the type and placement should take into consideration the effect on the neighbouring residential properties. Full cut-off lighting is preferred.
f. Establishment or participation in a neighbourhood watch program should be considered.
g. Sidewalk development along the west side of Slater Road NW should be a priority to facilitate safe pedestrian movement.
h. Business revitalization opportunities within the plan area are supported including but not limited to landscaping and façade improvements.
i. Business owners are encouraged to collaborate and participate in neighbourhood led improvement initiatives.
j. Business owners are encouraged to implement the “Visibility at Intersections” site triangle standards for the parking and storage of vehicles and equipment. In addition, off-street parking of vehicles and equipment shall be contained within private property.
c) Institutional
1) Background
The plan area contains a number of institutional uses including Pinewood Elementary School, the Kootenay Christian Academy Preschool, and the Salvation Army. During consultation, the continued operation of Pinewood Elementary School was identified as being of significant importance to residents within the plan area. In addition to the elementary school, the preschool was also identified as an important use to be maintained within the neighbourhood.
During the planning process, City Council considered an application by the Salvation Army to rezone their property located on Slater Road NW. The new zoning will enable development of a multi- unit, supportive housing facility providing overnight emergency beds and longer-term transition housing. The facility will also including support services.
No new sites for future institutional land uses within the plan area were identified during consultation nor are contemplated in the City’s OCP.
2) Issues/Concerns
Long term viability and continued operation of Pinewood Elementary School; Ensuring support for local child care opportunities;
3) Objectives
a. Facilitate opportunities for the continued use and operation of institutional uses within the plan area.
4) Policies
a. The continued operation of Pinewood Elementary School and Kootenay Christian Academy Preschool are supported.
b. No additional institutional land uses or parcels have been identified within the plan area; however, applications for new institutional uses will be reviewed on an individual basis with respect to the proposals compatibility with adjacent land uses.
d) Parks, Open Space and Natural Environment
1) Background
The Slaterville neighbourhood includes one developed City park shown on Schedule A. Pop Price Park is a 1.5 ha park located on Briar Avenue NW at the south entrance into the residential neighbourhood. Park facilities include swings, a small play structure and a picnic table. The majority of the park area consists of a large, undeveloped field formerly used as a soccer field. Park enhancement or improvements were identified as a priority during the consultation process. Non-City owned open spaces include the Pinewood Elementary School grounds which include playground equipment and playing fields.
A significant natural feature in the plan area is Hospital Creek. The creek flows from the north-west, along King Street, entering into an underground pipe system at Pop Price Park. While most of the creek lies outside of City limits, it was identified as an environmental feature needing protection. Consideration should be given to potential collaborative stewardship opportunities between the City, the Regional District of East Kootenay (RDEK) and the Ministry of Environment.
2) Issues/Concerns
Underutilization of Pop Price Park; Additional park infrastructure and improvements; Creation of new parks, trails and open spaces in the neighbourhood; Protection of Hospital Creek.
3) Objectives
a. Promote and enhance recreational opportunities at Pop Price Park.
b. Identify opportunities for park improvements at Pop Price Park.
c. Identify opportunities for future parks, trails and open spaces.
d. Promote the protection of environmentally sensitive ecosystems.
4) Policies
a. Opportunities that enhance the utilization of Pop Price Park including community or sporting events and multiple season uses such as a community garden, winter skating rink and splash pads should be considered.
b. Additional park infrastructure such as expanded play equipment, a covered picnic pavilion, tree planting, landscaping, a walking path and park furniture should be considered for Pop Price Park.
c. Neighbourhood residents and businesses should collaborate to explore financing and funding options for park infrastructure improvements. Opportunities may include grants, private donations, partnerships with local service groups and/or businesses, fund raising and potential cost sharing with the City. Prior to exploring funding opportunities, proposals for park improvements must be discussed and approved by the City’s Leisure Services department.
d. Neighbourhood residents and businesses should consider participation in an “adopt a park” program in accordance with the City’s OCP. The program could be used to supplement the City’s human and financial resources committed to parks maintenance and promote a sense of neighbourhood ownership of the park.
e. Park planning, development and dedication should be in accordance with the provisions in the City’s Official Community Plan.
f. Opportunities for connection to the City’s cycle/walk trail system from the plan area should be explored.
g. Preservation and protection of Hospital Creek is supported. Development within environmentally sensitive areas must be accordance with the City’s OCP guidelines for Environmentally Sensitive Development Permit Areas.
h. Collaborative stewardship opportunities for the protection and enhancement of Hospital Creek between the City, the RDEK, and Ministry of Environment, volunteer organizations or other groups are supported.
Transportation and infrastructure related concerns were a significant portion of the issues identified during the planning process. Pedestrian, vehicular, transit, roads and stormwater management issues were given high priority. The issues, solutions and recommendations represent the ideas suggested during the consultation process.
a) Transportation
1) Background
Vehicular and pedestrian circulation and traffic management were both ranked highly as priorities. During consultation participants identified the neighbourhood’s narrow streets, lack of pedestrian infrastructure and no transit service as priorities that needed specific attention. The issues and concerns identified in this section are either broader in scope or related to specific locations in the plan area. In some instances multiple recommendations are made to address an issue so as to provide options when considering implementation strategies. In September 2011 BC Transit began service in the Slaterville neighbourhood.
Appendix D identifies the main transportation linkages, problem areas and transportation infrastructure elements within the plan area. The linkages and problem areas were identified using a mapping exercise at the participatory workshops and through information gathered from the survey. Field reconnaissance helped identify the infrastructure element such as sidewalks and crosswalks.
2) Pedestrian Movement
a. Issues/Concerns
Lack of pedestrian-friendly infrastructure and transit opportunities.
i. Recommendations
Installation of pedestrian infrastructure such as sidewalks, trails, or demarcated paved shoulders to provide a safe means of pedestrian circulation. Areas for consideration are shown on Schedule E and are as follows:
(a) On the south side of 6th Street NW between Hurry Avenue and Slater Road NW.
(b) West side of Slater Road NW to 3rd Street NW.
(c) Briar Road, from 6th Street NW linking to the sidewalk adjacent to Pop Price Park.
(d) King Street fronting the former Tudor House property.
(e) 3rd Street NW between Briar Avenue NW and Slater Road NW.
(f) Where time and resources allow, consult with CPKC to identify opportunities for safe pedestrian crossing over the railway.
ii. Crosswalk installation and pedestrian related signage (see Figure 1) improvements at key locations including:
(a) Repaint the crosswalk at Slater Road NW and 3rd Street NW to increase visibility.
(b) Mark a crosswalk, in addition to the existing signage, on Briar Avenue NW at the sidewalk adjacent to Pop Price Park.
(c) Establish a crosswalk at the junction of Briar Avenue NW and 6th Street NW.
(d) Encourage Ministry of Transportation & Infrastructure to review the crosswalk at Van Horne Street N and Cranbrook Street N. Consideration should be given to additional safety measures such as improved signage, a pedestrian activated flashing signal or other suitable options to enhance pedestrian safety.
(e) Installation of “Playground Area Ahead” signage on Briar Avenue NW, in the vicinity of the playground to alert vehicles of the playground and the 30 km/h speed limit at Pop Price Park.
(f) Installation of warning signage such as “Share the Road”, “Watch for Pedestrians” and “Walk on Left Facing Traffic” signs that alert vehicles of pedestrian users on the road and to also encourage safer pedestrian movement.
(g) Consider options to formalize the pedestrian link through Pop Price Park and the adjacent private property to provide safer movement to and from Pinewood Elementary School.
iii. Transit services
(a) In September 2011, transit service was established in the plan area. In order to ensure its success, ridership should be promoted and encouraged.
3) Vehicular Movement and Traffic Management
a. Issues/Concerns
Speeding and cut-through traffic on Briar Avenue NW
i. Recommendations
Speed and cut-through vehicle reduction opportunities should include:
(a) Consideration should be given to the implementation of a traffic calming program within the residential neighbourhood. Preferred traffic calming measures identified included the installation of speed humps, tables or cushions, radar speed signs, one-way streets and additional signage (see Figure 2).
(b) Encourage enhanced enforcement of the posted 30 km/h speed limit in the vicinity of Pop Price Park.
(c) Repair portions of Slater Road NW to encourage commercial and industrial traffic to use it as the primary corridor.
b. Issues/Concerns
Visibility at the intersection of 4th Street NW and Hurry Avenue
i. Recommendations
Options for addressing intersection concerns include:
(a) Remove and stabilize a portion of the bank within the Right-of-Way to increase visibility and stability.
(b) Installation of a traffic mirror could be considered as an alternative to removal of the hill. Safety and liability issues would need to be assessed by the City.
(c) Install signage to alert drivers of the “Blind Corner” on 4th Street and on Hurry Avenue.
c. Issues/Concerns
Narrow roads and traffic congestion in the residential areas
i. Recommendations
(a) Consider opportunities for implementing one-way streets to direct traffic flows and reduce congestion on narrow streets. The streets and directions were not clearly identified during consultation. Additional technical review and consultation with affected properties will be required to determine the preferred streets and direction.
(b) On-street parking, particularly on the narrower streets and near intersections of concern is discouraged.
(c) At the time of development or redevelopment, a traffic impact study may be required to determine the potential effects the proposal may have on the neighbourhood street network.
(d) At the time of subdivision or redevelopment, the City should consider opportunities to secure additional rights-of-way. Potential future street locations are shown on Appendix E.
d. Issues/Concerns
Deterioration and unaesthetic appeal of intersection turning barriers at Slater Road NW and Briar Avenue
i. Recommendations
(a) Intersection improvements including the replacement of the deteriorating cement barrier turn islands with permanent islands should be considered.
(b) Consideration should be given to the addition of other improvements such as landscaping and signage within the islands to utilize them as a gateway neighbourhood entrance feature.
b)Infrastructure
1)Background
The most significant infrastructure concerns identified during consultation were related to stormwater management and roads. The plan area has limited underground stormwater infrastructure, as shown on Appendix F. The existing road and private property grades along with the limited stormwater infrastructure were identified as significantcontributors to stormwater issues within the planarea.
The road system in the residential area of Slaterville is largely comprised of narrow, paved and unpaved roads, some as narrow as 3.0 metres. During the planning process road quality and maintenance were both identified as being of concern.
2)Stormwater Management
a.Issues/Concerns
Lack of stormwater management resulting in localized flooding during storm events and spring run-off.
i.Recommendations
(a) As resources allow, a review of the storm- water management infrastructure within the plan area should be conducted to determine if there are additional opportunities to provide stormwater management within the plan area.
(b) Areas identified as a priority for stormwater management include the 4th Street NW west of Hurry and the intersection of 4th Street NW and Hurry Avenue(photo above).
(c) Alternative solutions for stormwater management should be considered. Individual property owners are encouraged to explore opportunities such asusing absorbent soils, permeable landscape anddriveway surfaces, rain water re-use and on-site infiltration.
(d) New developments or significant redevelopments should con- sider opportunities to provideon-siteStormwater management to help reduce the potential for run-off.
3)Roads
a.Issues/Concerns
Conditionandmaintenanceofplanarearoads
i.Recommendations
(a) Consider A reviewof the plan area roads should be conductedto determine a priority list for possible road improvements. Roads identified as requiring specific consideration include 3rd Street NW, 4th StreetNW, 5th Street NW and Blair Avenue.
(b) optionsforimprovedsnowremovalintheresidentialneighbourhood.
b. Issues/Concerns
Inadequate street lighting on plan area roads
i. Recommendations
(a) A review of the street lighting in the plan area should be conducted to determine areas with insufficient lighting. Consideration should be given to additional street lighting in areas that would improve vehicular and pedestrian safety
I m p l e m e n t a t i o n
The recommendations in this plan were developed through information gathered during the planning process, including consideration of existing City policies, bylaws and other planning principles. In the Land Use section many of the recommendations are intended to help guide future development and provide policy direction to assist City Council with future decision making. In the Transportation and Infrastructure section most of the recommendations are specific improvements proposed to help manage the identified issues and concerns. Implementation of recommendations and actions proposed in this plan generally fall into three categories:
City Initiated
City initiated implementation would occur when the City takes action on specific recommendations. In many cases, implementation will require a recommendation to be added to the Corporation’s annual work plan or to the City’s capital works program. Examples of City initiated actions could include the preparation of new zoning standards for residential neighbourhood, conducting reviews or studies of City services or site specific improvements to roads and intersections.
Neighbourhood Initiated
Neighbourhood initiated actions would be the implementation of a recommendation by the neighbourhood residents and businesses. Examples of recommendations that would be initiated by the neighbourhood include the establishment of a Community Association, the implementation of a Neighbourhood Watch Program, establishment of an “Adopt a Park Program” or initiating the Local Area Service process.
Collaborative Implementation
Many of the recommendations may require collaboration between the neighbourhood, the City and possibly other agencies or service groups. Collaboration is most likely to occur where a recommendation requires cooperation between multiple parties or where significant funding may be required to implement the recommendation. Examples would include implementation of recommendations that may not be within the City’s jurisdiction or where improvements require funding that would be shared between the neighbourhood and the City.
a) Relationship with Official Community Plan
The Slaterville Neighbourhood Plan is a representation of the residents’ and businesses’ vision for the future of their neighbourhood. In order to ensure the goals and recommendations provide long term relevance and become formal City policy, it is recommended that this Neighbourhood Plan be adopted as a secondary plan of the City’s Official Community Plan
b)
Costs and Finances
Many of the recommendations proposed in this plan can be implemented with little to no capital expenditure where others may be very expensive and even cost prohibitive. Actual costing and detailed financing options were not within the scope of this plan however, some approximate 2011 costs for some of the key recommendation are outlined below.
Radar Speed Sign
Speed Humps/Tables (modular)
Street Signs
Crosswalks
Street Lights
Playground Equipment
$2000-$2500 each
$2800-$8000 each
$200 each + annual maintenance
$30 for two lines + $30 per zebra bar
$5000 each (pole, base, light)
$20,000+ minimum
With respect to financing proposed improvements, there are a number of options that could be used to pay for an improvement. During the public participation process, “who pays” for improvements was not discussed in great detail; however, there was a general expectation that the City would assist in financing improvements. There were some basic discussions regarding Local Area Services which can be used to pay for neighbourhood improvements. Local Area Services established under the Community Charter can be initiated either by a formal petition by neighbourhood residents or initiated by City Council.
With respect to the City’s Five Year Financial Plan, consideration should be given to the inclusion of the identified capital infrastructure improvements within the plan. These improvements should receive greater priority if initiated by property owners and businesses through a Local Area Service.
N O R T H E R N A R E A P L A N
B a c k g r o u n d
In 2007 the City extended its boundaries to incorporate lands to the north up to St. Mary’s River. To ensure a practical, contiguous northern boundary, additional lands not part of the St. Mary neighbourhood were also incorporated in the municipality. At the time of incorporation the lands retained their respective zoning designations established by Regional District of East Kootenay bylaws; however, some of the lands not associated with the Shadow Mountain development do not have a City of Cranbrook Official Community Plan (OCP) land use designation or specific policies to guide their future use and development. In addition to those lands that were incorporate in 2007, the former landfill site in the northern sector has also been included in this plan area even though it has City OCP and zoning designations. The purpose of including these lands was to re-evaluate the designations and determine if they are still reflective of the sites future development potential.
The primary purpose of Northern Area planning is to address:
Identificationof future land use and development;
Servicingphasing and timing;
Relationshipto the Wildstone and St. Mary neighbourhood Plan Areas.
Additional land use matters identified during the planning process included current and future servicing and transportation related matters.
F u t u r e l a n d U s e a n d D e v e l o p m e n t
a)General
Future use and development of land shall be undertaken in a manner consistent with Schedule “B” of the OCP, unless otherwise provided for in this Neighbourhood Plan.
Land uses consistent with the current OCP and zoning designations are supported; however, consideration for other uses and development may be given in accordance with the policies established below for each subarea.
For parcels within the Provincial Agricultural Land Reserve (ALR), an approved application by the Agricultural Land Commission for non-farm use, subdivision within the ALR or exclusion of land from the ALR is required prior to undertaking uses which may not be provided for under the ALC Act or applications for rezoning and subdivision.
b) Subareas
1) Parnaby Road Area
Subdivision of parcel sizes below 2.0 ha is not supported unless community sewer services are provided.
Rezoning of parcels located on Parnaby Road to RT – Residential Transition is generally supported. Transition to smaller lot residential zoning may be considered when both municipal water and sewer services are available.
Rezoning applications for smaller lot residential development should be accompanied by a Concept Plan which addresses the provisions in Section 6.2(l) of the OCP and the following where applicable:
(i) Land uses and development pattern;
(ii) Transportation network and proposed connection the Major Road Network;
(iii) Timing and Phasing of the development;
(iv) Proposed density;
(v) Servicing requirements;
(vi) Open space and trail linkages;
(vii) Other related matters.
2) Wycliffe Park Road Area
For those properties designated Low Density Residential along Wycliffe Park Road which are affected by portions of the St. Mary Neighbourhood Plan area, consideration for development of the parcels may be given subject to approval of amendments to the St. Mary Neighbourhood Plan.
Subdivision of parcel sizes below 2.0 ha is not supported unless community water and sewer services are provided.
3) Kennedy Road Area
Redevelopment opportunities for land lying west of Kennedy Road may be reviewed upon receipt of an application for land use and zoning designation changes. Submission of an application and development plan does not commit the City to a specific course of action; however, it will allow review of a proposal on its merits.
Proposals for development must be accompanied by a comprehensive development plan which addresses the following:
(i) Proposed land use;
(ii) Compatibility with adjacent land uses;
(iii) Provision of buffers where necessary;
(iv) Servicing;
(v) Transportation;
(vi) Other related matters;
4) Echo Field
For lands located on Echo Field Road, rezoning to accommodate residential development is generally supported. Rezoning applications should be accompanied by a Concept Plan which addresses the provisions in Section 6.2(l) of the OCP and the following, where applicable:
(i) Land uses and development pattern;
(ii) Transportation network;
(iii) Timing and phasing of the development;
(iv) Proposed density;
(v) Servicing requirements;
(vi) Open space and trail linkages;
(vii) Other related matters;
5) Former City Landfill Site
Uses consistent with current land use designation of Agriculture / Tourism Recreation and the A, Agricultural Zone zoning designation are supported.
Transition to light industrial uses on the property is supported subject to provision of buffers along the northern extent of the property to ensure adequate separation between the proposed use and the adjacent parcels.
Any future development may be subject to approvals from the Ministry of Environment and / or the Provincial Agricultural Land Commission.
S e r v i c i n g
Extension of municipal sewer to the plan area is supported.
Development on parcels less than 2.0 ha without connection to the City’s municipal sewage system is not supported and is regulated through the City’s Zoning Bylaw.
T r a n s p o r t a t i o n
Proposed transportation linkages should be consistent with Schedule H, Major Road Network Plan of the OCP unless otherwise approved by the City and Ministry of Transportation and Infrastructure.
The intersection of Kennedy Road and Highway 95A was identified as a safety concern. Review of the intersection should be conducted as time and resources allow, in consultation with the Ministry of Transportation and Infrastructure.
At the time of development, consideration should be given to establishing connections to existing trail networks.
