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District of Elkford Off icial Community Plan DRAFT July 2024

Acknowledgements The District of Elkford would like to thank the Elkford Official Community Plan Committee for their participation in the development of this plan Councillor Duncan McDonald Councillor Shawna Bryant Angela Gostick Colin Standish Danika Reid Abigail Talbot Kim Bauer Mike Le Grice Mandy McGregor We appreciate the time you have taken from your busy schedules to contribute to the development of this Plan Your input was critical to ensuring that the new Official Community Plan reflects the vision values and opportunities in the District of Elkford PREPARED FOR District of Elkford 744 Fording Drive Elkford BC V0B 1H0 ATTENTION Mayor and Council CAO PREPARED BY Urban Systems Ltd Suite 204 625 Front Street Nelson BC V1L 4B6 E acuthbert urbansystems ca T 604 235 1701 Date July 8 2024 File 1732 0019 01 This report is prepared for the sole use of the District of Elkford No representations of any kind are made by Urban Systems Ltd or its employees to any party with whom Urban Systems Ltd does not have a contract Copyright 2024 B District of Elkford

DRAFT Official Community Plan C

Land Acknowledgement We acknowledge that the District of Elkford is located within Qukin amakis the unceded traditional territory of Yaq it a knuqi it We recognize that we live and work within their vast lands akanuxunik are from Yaq it a knuqi it and are members of the Ktunaxa Kootenay speaking peoples of British Columbia Idaho and Montana

Contents 1 0 Introduction and Purpose 1 1 1 What is an Official Community Plan 3 1 2 The Planning Process 4 1 3 Interpretation Administration 7 1 4 Authority 8 1 5 Structure of the Plan 9 1 6 User Guide 10 2 0 The Vision 11 2 1 Vision 12 2 2 Lenses 13 2 3 Guiding Principles 17 3 0 Setting the Stage Community Context 19 3 1 Location and Planning Area 20 3 2 Regional Context 27 4 0 Land Use Designations 37 4 1 General Land Use Objectives 39 4 2 Growth Boundary 40 4 3 Core Residential 41 4 4 Neighbourhood Residential 42 4 5 Neighbourhood Commercial Mixed Use 43 ii District of Elkford

4 6 Large Residential Holding 4 7 Mixed Use Core 4 8 Service Commercial 4 9 Industrial 4 10 Institutional 4 11 Parks and Greenways 4 12Rural Resource and Recreation 5 0 Community Wide Policies 5 1 Municipal Infrastructure Facilities and Services 5 2 Housing 5 3 Social Development 5 4 Transportation Mobility and Access 5 5 Food Security 5 6 Reconciliation with Indigenous Nations 5 7 Local Economy and Vibrancy 5 8 Heritage 5 9 Environment and Climate 5 10Natural Hazards 5 11 Parks Trails and Open Spaces 5 12Sand and Gravel Deposits 6 0 Development Permit Areas 6 1 Establishment of Development Permit Areas 7 0 Making it Happen DRAFT Official Community Plan 44 45 46 47 48 49 50 53 54 56 57 59 60 61 62 63 64 68 69 70 71 72 87 iii

iv District of Elkford

1 0 Introduction and Purpose

1 0 INTRODUCTION AND PURPOSE Nestled within the majestic Rocky Mountains of British Columbia Elkford is a charming community that seamlessly blends rugged wilderness with a warm sense of community With a population deeply rooted in nature and community Elkford offers a distinctive and fulfilling living experience Surrounded by lush forests crystal clear lakes and towering peaks Elkford beckons outdoor enthusiasts with numerous activities such as hiking mountain biking hunting fishing camping skiing and snowmobiling The Elk Valley serves as a playground for adventurers offering awe inspiring vistas at every turn Yet Elkford s appeal extends beyond its natural splendor it boasts a welcoming and close knit community Residents take great pride in their town actively engaging in events and initiatives that foster unity The town provides essential amenities and services including schools and recreational facilities ensuring a comfortable lifestyle in a small town setting This blend of natural beauty and community spirit makes Elkford an idyllic destination for outdoor adventurers or families seeking a tranquil and connected way of life This plan embodies the vision of the District of Elkford residents and outlines a land use framework aimed at steering community development over the next two decades It offers a well rounded strategy and guidance for land use development alongside essential policies for shaping the District of Elkford as it evolves amidst an ever changing future 2 District of Elkford

1 0 INTRODUCTION AND PURPOSE 1 1 What is an Official Community Plan What is an OCP for and who uses it An Official Community Plan OCP provides the framework and direction for the development and evolution of a community The OCP is a Council endorsed and adopted document that serves as a municipality s highest level of policy guidance Typically OCPs are updated every five to ten years The District of Elkford s current OCP was last updated in 2012 The OCP is a municipality s highest level policy document The OCP answers the question where will new development go and what will it look like but it also provides direction for a variety of important topics including Recreation and Parks Social Development education equity and inclusion culture poverty etc Environmental Protection and Hazards areas that should not be developed Climate Change and Community Resilience Infrastructure roads sewer water electricity and telecommunications Economic Development Housing Community Safety Design and Architecture Location of Land Uses residential park industrial commercial etc Citizens landowners businesses and developers use the OCP to guide property and investment decisions Council and staff use it to guide municipal decisions such as budgeting servicing and capital projects land use and development proposals The School District and other agencies use it to guide facility planning as well as program and service delivery DRAFT Official Community Plan 3

1 0 INTRODUCTION AND PURPOSE 1 2 The Planning Process 1 2 1 Phase 1 Project Kickoff To kickoff the project an OCP Advisory Committee was established This Committee was comprised of Elkford residents of unique backgrounds to share opinions and perspectives to the project team The Committee s input along with public consultation supported a planning process intended to be one of the most open transparent and meaningful in Elkford s history 1 2 2 Phase 2 Background research understanding community issues and opportunities To prepare for the development of the OCP thorough research was conducted to understand the historical and recent background of Elkford including past and current contexts and future prospects The project team reviewed various bylaws policies studies and plans to build a foundation for the review of Elkford s progress as a community The 2012 OCP was audited to identify areas where there was still alignment with current community context and trends and areas where realignment may be necessary 1 2 3 Phase 3 Early engagement and visioning In October of 2023 the project team undertook an engagement immersion week Over the course of three days the team met with various District staff stakeholders Council the OCP Advisory Committee and the general public to begin community conversations and gain insight about the current trends needs and wants of the community Figure 1 Fall Fest 4 District of Elkford

1 0 INTRODUCTION AND PURPOSE The itinerary for the three days included Day 1 To kick off the engagement process the project team hosted a pop up event at the Aquatic Centre followed by Elkforward Fall Fest an open house style event hosted at the Community Conference Centre Fall Fest featured family friendly activities entertainment and a variety of stations with opportunities to learn more about the project and provide feedback to inform the development of the OCP Day 2 A series of pop up events were held throughout the community to continue raising awareness about the project and collect input from community members Locations included Fas Gas now Chevron Kootenay Market and Elkford Secondary School Figure 2 Pop up Event Day 3 The project team held a workshop with District staff and Council The workshop began with an overview of the project and summary of the community feedback received during the in person events held earlier that week The team elicited feedback on key OCP topic areas through facilitated discussion activities The OCP Advisory Committee participated in a similar workshop that evening A public survey was released during the OCP immersion week and was made available in person at the District office and online on Engage Elkford ca DRAFT Official Community Plan 5

1 0 INTRODUCTION AND PURPOSE PLACEHOLDER TEXT Following the OCP immersion week and close of the survey a What We Heard Report was released to summarize the survey results events and conversations had throughout the week 1 2 4 Phase 4 First Draft of the Official community plan Building from the information gathered during the first three phases of the project the team assembled the first draft of Elkford s new OCP Information gathered from the Complete Elkford project was also integrated into the draft OCP The Complete Elkford project provided an opportunity to review Elkford through 4 distinct lenses housing transportation daily needs and infrastructure to provide a better understand of how Elkford can become a complete community The first draft was then reviewed by District of Elkford leadership from each department before further revision The updated draft was then presented to Council and Committee and community engagement was undertaken to provide Elkford residents the opportunity to provide feedback on the draft OCP 1 2 5 Phase 5 second draft of the official community plan A summary report on engagement was then prepared highlighting the input received from the public Official Community Plan revisions were then undertaken based off of engagement feedback A second draft of the report was created and presented to Council and the Committee to review updates made to the OCP draft The second draft was then released publicly highlighting the recent updated to the second draft 1 2 6 Finalize and approve the plan The final draft of the OCP was created to incorporate the input received on the second draft After a final review for legislative and legal compliance the bylaw was submitted to Council for approval 6 District of Elkford

1 0 INTRODUCTION AND PURPOSE 1 3 Interpretation Administration An OCP is an Official Community Plan as referred to in the Local Government Act LGA and as adopted by the District of Elkford hereafter referred to as the District in accordance with the requirements of the LGA The following section provides an overview of the administrative procedures for implementing the District of Elkford OCP 1 This OCP comes into effect as of the date of formal adoption by the District 2 This Plan will be reviewed on a regular basis and so that the document continues to reflect the long range planning objectives of the District accurately it is recommended that the Plan undergo a comprehensive review every five years 3 The OCP can only encourage Elkford s council to act it cannot force or require future decisions by council Furthermore although the OCP cannot commit the District to specific expenditures the District cannot enact bylaws or undertake works that are contrary to it without amending the Plan 4 No one Goal Objective or Policy contained within this Plan should be read in isolation from the others to imply a particular action or consequence DRAFT Official Community Plan 7

1 0 INTRODUCTION AND PURPOSE 1 4 Authority In British Columbia municipalities have the authority to adopt OCPs through Part 14 of the BC LGA This legislation stipulates what can and must be included in an Official Community Plan as well as adoption procedures This District of Elkford OCP has been prepared in compliance with this legislation It should also be noted that the LGA provides local governments authority over land use but not resource extraction This means that activities such as mining quarrying and forestry are not subject to local government bylaws However mineral processing and sawmills are considered use of the land and fall under the provisions of the LGA This authority to regulate land use does not extend to the Federal or Provincial Governments for the use of lands owned by these governments However it does extend to leases of Provincial Crown land although not Federal land Therefore some permits and tenures issued by the Provincial Government may be subject to local government land use approvals as well as Crown approvals These include Special use permits new applications not including forestry and other resource extraction activities Power projects Land sales future owner will be subject to local bylaws Quarries extraction is not subject to local regulation but processing may be Agriculture Community institutional uses Transportation some facilities structures are subject to zoning Communication site some structures may be subject to local regulations Industrial activities Commercial recreation tenures Aquaculture mariculture General commercial Film production 8 District of Elkford

1 0 INTRODUCTION AND PURPOSE 1 5 Structure of the Plan 1 0 Introduction and Purpose 2 0 The Vision 3 0 Setting the Stage 4 0 Land Use Designations 5 0 Community Wide Policy 6 0 Development Permit Areas 7 0 Making It Happen Figure 3 Structure of the Plan The OCP is organized into the 7 chapters Chapter 1 introduces the reader to the purpose and authority of the OCP the structure of the OCP and provides an overview of the planning process and the steps taken to engage with the community Chapter 2 outlines the community s vision lenses and guiding principles The vision lenses and principles are woven through the entire OCP Chapter 3 provides useful context for the OCP and key background information on demographics the economy environment and projections for future growth In Chapter 4 the plan shifts focus to the future and presents the land use designations and associated policies that will guide development over the next 20 years Chapter 5 includes community wide social environmental and economic policies and objectives Chapter 6 includes critical information on development permits areas and temporary use permits The final chapter outlines the road map to implement and monitor the progress of the OCP The OCP concludes with a chapter focused on implementation which contains a framework for implementing and monitoring the progress of the plan The proposed monitoring framework is linked closely to the Vision Lenses Guiding Principles to ensure that the community continues to work towards their overarching goals DRAFT Official Community Plan 9

1 0 INTRODUCTION AND PURPOSE The content in this plan has distinct intentions and effects One group of sections listed below creates the force and effect of the bylaw The other sections are provided only for information and convenience The sections that create the force and effect of the bylaw include 1 Objectives 2 Policies 3 Land Use Designations 4 Schedules A and B Future Land Use Maps All other sections including introductory text and background information are provided for information only 1 6 User Guide Policy area Description of the policy area including its purpose and relation to the vision and principles of the plan Objectives Community objectives for the policy area Policies The policy statements that the District will implement to achieve the objectives and vision Figure 4 User Guide 10 District of Elkford

2 0 The Vision

2 0 VISION 2 1 Vision The community vision sets the north star for the entire OCP The policy directions outlined in the plan stem from and attempt to realize this vision within the timescale of this plan This vision will guide growth and development in Elkford to 2044 The future of Elkford is a safe affordable vibrant community surrounded by a beautiful wilderness environment The community will have a stable and diversified economy supported by engaged citizens with a strong sense of community pride 12 District of Elkford

2 0 VISION 2 2 Lenses The Elkford community is committed to both climate resilience and reconciliation with Indigenous nations During community engagement these two topics were described as transcending beyond individual guiding principles and instead felt more like lenses that should be applied throughout the document These commitments serve as the lenses through which all aspects of the OCP are developed assessed and implemented At a minimum each policy in this plan has been reviewed from these two perspectives with a critical eye to ensure compatibility with the lenses and identify where possible areas to optimize the policy from each perspective While climate resilience and reconciliation are presented here as distinct lenses they are not separate from one another The impacts of climate change and the actions required to address them are connected to lands and resources to which Indigenous nations hold rights and have been stewarding and protecting for millennia Indigenous peoples are leaders in climate change mitigation and planning Indigenous knowledges ways of knowing and histories are critical to climate action both independently and in combination with Western scientific knowledge As such the two lenses are inherently intertwined the success of Elkford s climate resilience efforts is inextricable from our progress on reconciliation 2 2 1 Climate Resilience In recent years Elkford has seen firsthand the effects of a changing climate including record breaking droughts and heatwaves air pollution due to forest fires from near and far and floods These changes have impacted our built natural and social infrastructure and systems The impacts of climate change on Elkford are projected to increase in frequency and severity in the coming decades as Elkford becomes wetter and warmer Figure 5 DRAFT Official Community Plan 13

2 0 VISION Warmer Wetter MORE VERY HOT DAYS Historically 1981 2020 there has only been an average of 1 day per year that exceeded 30 C In the near future 2021 2050 this number is expected to increase to 4 and in the distant future 2071 2100 to 28 an increase of 27 days of 30 C or hotter HIGHER PEAK DAYTIME TEMPERATURES For the 1981 2020 period the average warmest daytime temperature was 28 6 C This is expected to increase to 36 1 C during 2071 2100 a 7 5 C or 22 6 increase Ver y Hot D ottest D ay ays 1 day Historical 4 days Near future 2021 2050 Average number of 30 C or hotter days 28 days Far future 2071 2100 29 C Historical 31 C Near future 2021 2050 Average Warmest Daytime Temperature 36 C Far future 2071 2100 H MORE ANNUAL PRECIPITATION Average annual precipitation for 1981 2010 was 640mm This is projected to increase by 3 9 between now and 2050 and by 11 7 between 2071 and 2100 Pr ecipitati on 640 mm Historical 665 mm Near future 2021 2050 Total annual Precipitation mm 714 mm Far future 2071 2100 Projections are from ClimateData ca The projections for 2021 2050 and 2071 2100 are from the Coupled Model Intercomparison Project6 CMIP6 They use SSP Shared Socio Economic Pathways 5 8 5 which shows what will happen if emissions continue to rise at the current rate until the end of the century Figure 5 Elkford Climate Projections 14 District of Elkford

2 0 VISION A climate resilient Elkford is one that can withstand and recover from the impacts of events related to these changes Using a climate resilience lens means integrating climate adaptation and mitigation throughout our policies Doing so supports our efforts to 1 reduce our exposure to climate change impacts adapt 2 actively contribute to emissions reduction mitigate and 3 pursue community priorities such as economic diversification and tourism Reduce exposure to climate change adapt Reduce emissions mitigate Pursue community priorities Figure 6 Climate Resiliency DRAFT Official Community Plan 15

2 0 VISION 2 2 2 Reconciliation A reconciliation framework is one in which Canada s political and legal systems educational and religious institutions the corporate sector and civic society function in ways that are consistent with the principles set out in the United Nations Declaration on the Rights of Indigenous Peoples which Canada has endorsed Together Canadians must do more than just talk about reconciliation we must learn how to practise reconciliation in our everyday lives within ourselves and our families and in our communities governments places of worship schools and workplaces To do so constructively Canadians must remain committed to the ongoing work of establishing and maintaining respectful relationships Honouring the truth reconciling for the future summary of the final report of the Truth and Reconciliation Commission of Canada 2015 Truth and Reconciliation Commission of Canada Critical to developing and implementing an OCP aligned with Elkford s vision is assessing how the objectives and policies contained in the OCP impact Indigenous Peoples Elkford aims to accomplish this through a lens of reconciliation The District of Elkford acknowledges that reconciliation is not only a goal but also a process one that is core to fulfilling the community Vision and one that requires a commitment to respectful and reciprocal relationships with Indigenous nations Throughout the objectives and policies contained in this OCP Elkford will strive to celebrate Indigenous cultures traditions and contributions while honouring their inherent rights and self governance This is critical to creating an environment of mutual understanding respect and collaboration fostering a harmonious and inclusive society Elkford is committed to developing meaningful partnerships and providing equitable opportunities A reconciliation lens helps create a vibrant and prosperous future where all individuals communities and governments advance their goals and thrive together 16 District of Elkford

2 0 VISION 2 3 Guiding Principles The OCP s guiding principles support the vision and lenses providing a tangible framework for their implementation The guiding principles exist to inform decision making and reinforce key policy directions All policies included in the OCP align with at least one of the guiding principles Guiding Principles Focus new development within existing neighbourhoods to make the best use of the District s existing infrastructure 1 and ensure diverse and affordable housing stock 2 Provide a mix of transportation options to promote walking cycling and mobility for all Foster an engaged welcoming and friendly District 3 4 Celebrate cultural diversity and increase community events Recognize the importance of economic diversification and support opportunities for new development including a 5 strong mixed use District core 6 Seek opportunities and partnerships to enhance access to healthcare and other community supports and programming Preserve and enhance access to outdoor recreation trails and nature for all ages and abilities 7 DRAFT Official Community Plan 17

2 0 VISION 18 District of Elkford

3 0 Setting the Stage Community Context

3 0 SETTING THE STAGE 3 1 Location and Planning Area 3 1 1 Location The District of Elkford is located in Ktunaxa Traditional Territory in south eastern British Columbia Elkford is found in the upper Elk Valley at the junction of Boivin Creek and the Elk River as shown in Figure 7 Elkford is situated on Highway 43 35 km north of the junction at Highway 3 The townsite is lovingly referred to as being either at the beginning or the end of the road Highway 43 ends in Elkford with Fording Highway leading north east and a non paved road leading north to Elk Lakes Provincial Park Despite its separation from direct transportation routes Elkford is within several hours drive of major centers such as Calgary Spokane and Edmonton and is located approximately 35 km north of Sparwood B C 55 km northwest of the Alberta border crossing 68 km northeast of Fernie B C 163 km northeast of Cranbrook B C The District of Elkford has an incorporated area of 101 km2 and the community is bounded by the Regional District of East Kootenay Electoral Area A 20 District of Elkford

3 0 SETTING THE STAGE Figure 7 Location of the District of Elkford DRAFT Official Community Plan 21

3 0 SETTING THE STAGE Population 3 1 2 Demographic Profile As of 2021 a total of 2 749 residents live in the District1 The average age of Elkford residents is 38 years old which is close to the provincial average of 42 years Figure 8 below displays the total population by age category in Elkford in 2021 Residents between the ages of 20 44 make up the highest population demographic 34 and the population aged 75 makes up the smallest demographic 3 1 000 940 800 740 600 580 400 200 0 5 19 years 260 20 44 years 45 64 years 65 74 years 80 75 years Figure 8 Elkford population age distribution 2021 It is important to look at population data to determine future needs for housing facilities and services and to understand how growth may impact development and land use in the community Elkford s population has fluctuated over the last two decades with a notable decline in the 2000s and increasing overall since then but not steadily Figure 9 1 Statistics Canada 2021 Census Data 22 District of Elkford

3 0 SETTING THE STAGE Population 2 750 2 700 2 692 2 718 2 731 2 650 2 640 2 600 2 587 2 606 2 550 2 500 2000 2 527 2005 2010 Figure 9 Elkford s population trend 2001 2021 2015 2020 3 1 3 Growth Projections and Future Housing Needs Future population growth for the District of Elkford will be influenced by a number of factors including the availability of housing and essential services such as education and health care and the continued operation and success of projected industrial initiatives such as proposed mining projects With a majority of Elkford s working population being employed either directly or indirectly in the mining industry the community population is heavily influenced by the ebbs and flows of the global mining sector In the future Elkford s population may not primarily be employed directly or indirectly by the mining industry Mining and shift work have implications for growth as a number of employees stay in temporary accommodations creating a shadow population that is difficult to quantify for housing needs purposes The areas surrounding Elkford and mining shift schedules may hold other opportunities that can influence how the population of Elkford is employed Some examples of other such opportunities are Changes to industrial employee shift schedule requiring more workers to live and work within the District Large forestry projects alternative industry employer Destination trails and recreation projects increased tourism and residents and DRAFT Official Community Plan 23

3 0 SETTING THE STAGE Other future industrial projects These opportunities or a combination of them can influence the number of fulltime or seasonal residents This is further discussed in the following section This also can place potential stress on infrastructure such as water sewer or roads within the District Growth Scenarios To ensure the District is well prepared growth scenarios have been prepared to help guide our understanding of future community and land needs Two growth scenarios have been developed to illustrate potential development in Elkford including population growth and housing needs Scenario 1 Business as Usual illustrates Elkford as it continues on its current path with no major changes to its context or economy Scenario 2 Enhanced Growth illustrates sustained growth in the mining industry and an increase of developing industries such as outdoor recreation as well as increased remote workers due to improved telecommunications in Elkford Scenario 1 Business as Usual Scenario 2 Enhanced Growth The District of Elkford continues its current path of modest population growth 0 7 growth Mining operations continue however telecommunications improve resulting in more fulltime residents in Elkford including remote working professionals Seasonal tourism operations also increase and expand operations 1 0 growth The population projections in Figure 10 demonstrate how various assumptions in the two growth scenarios could impact population growth in the District if mining operations continue as they are and telecommunications and tourism operations expand2 2 The population growth rate is calculated based on current growth projections for the District of Elkford from Statistics Canada 24 District of Elkford

3 0 SETTING THE STAGE Population 3 600 3 400 3 200 3 000 2 800 2 600 2 400 2 200 2 000 2020 2025 2030 2035 2040 Scenario 2 Business As Usual 1 00 Scenario 1 Business As Usual 0 70 Figure 10 Scenario based population projections 2023 2043 2045 DRAFT Official Community Plan 25

3 0 SETTING THE STAGE Households and Household Size In the District of Elkford the average household size is around 2 3 persons with roughly 1160 households in the community It is possible to estimate future housing needs using the two scenarios outlined above By 2044 it is estimated that between 182 and 269 additional homes will be needed in the District of Elkford to accommodate future growth Under Scenario 1 Business as Usual 182 additional homes will be required by 2044 However Scenario 2 the Enhanced growth scenario could require 269 additional homes Table 1 The distribution of industrial workers between Elkford and neighbouring communities can also significantly influence housing needs and related infrastructure requirements like roads sanitation water and sewer services Table 1 Projected housing needs by dwelling 2044 Projected Housing Needs by Dwelling Type Single Detached Semi Detached Apartment in a building less than 5 storeys Row House Mobile Home Total Units 630 65 220 10 235 Percent of Total 54 6 19 1 20 Households Scenario 1 Business As Usual Total Units Needed 99 10 34 2 37 Households Scenario 2 Enhanced Growth Total Units Needed 146 15 51 2 55 Totals 1 160 100 182 269 26 District of Elkford

3 0 SETTING THE STAGE 3 2 Regional Context 3 2 1 Indigenous Territory The District of Elkford is located within the Traditional Territory of the Ktunaxa people The Ktunaxa people have occupied the East Kootenay region for more than 10 000 years Their Traditional Territory extends approximately 70 000 square kilometres within the Kootenay region of British Columbia crossing borders into Alberta Montana Washington and Idaho Prior to European settlement the Ktunaxa people travelled throughout the territory according to the seasons and availability of food Upon settlement in the 1800s the colonial government created reserves through the Indian Act In recognition that the connection between people and land is not separate and the OCP lens of Reconciliation with Indigenous Nations we have included aknumu tii the Yaq it a knuqi it Statement of Natural Law to consider throughout this document aknumu tii is our word for the law given to the Ktunaxa by the Creator It is a powerful word and speaks to why we were put here on this land We were born into this land and someday we will return through death The Creator put us here for a reason and that reason is to take care of the land and its resources The law of the land aknumu tii is the law for survival The law protects the values inherent in our land The land gives us the resources to survive and in return we uphold our covenant with the Creator to protect and not overuse the land The law is grounded in the fact that all things are connected and must be kept in balance It is also the foundation of our spirituality that of being humble in our limited understanding and of being respectful of our role within nature and with our creatures as well as being respectful and acknowledging the Creator and our ancestors Ktunaxa Nation 2010 DRAFT Official Community Plan 27

3 0 SETTING THE STAGE 3 2 2 Natural Heritage The District of Elkford is nestled in the Upper Elk Valley within the Rocky Mountain range at the Junction of the Elk River and Boivin Creek Ecosystems in the Elkford Area The two primary biogeoclimatic BGC zones found within the District of Elkford are Montane Spruce MS and Engelmann Spruce Subalpine Fir ESSF Portions of the valley south of Elkford are in the Interior Cedar Hemlock ICH zone Dominant BGC subzones within the District are Dry Cool Montane Spruce biogeoclimatic subzone MSdk Dry Cool Engelmann Spruce Subalpine Fir ESSFdk Figure 11 illustrates the BGC subzones within and around the District of Elkford 3 The MSdk subzone occurs in valley bottoms and lower valley slopes of the eastern Purcell and Rocky Mountains The average temperature is below 0 C for 5 months of the year and above 10 C for 2 to 4 months Mean annual precipitation ranges from 380 to 660 mm The growing season is warm and dry and moisture deficits can occur particularly in the drier subzones ESSFdk is a higher elevation subzone and is a forested subzone that is widespread across southeastern BC The ESSF has a relatively cold moist and snowy climate Mean monthly temperatures are below 0 C for 5 to 7 months and only above 10 C for 0 to 2 months Mean annual precipitation is highly variable ranging from 500 2 200 mm annually Most 50 to 70 of the precipitation falls as snow and maximum snowpack ranges from about 1 to 4 m Dominant vegetation in the MSdk subzone includes sasakatoon snowberry false azalea soopolallie twinflower pinegrass and heart leaved arnica In the ESSFdk dominant vegetation includes false azalea black huckleberry black gooseberry grouseberry and arnica 3 District of Elkford 2006 Wildland Urban Interface Wildfire Management Strategy 28 District of Elkford

3 0 SETTING THE STAGE DRAFT Official Community Plan 29 Figure 11 Biogeoclimatic Subzones

3 0 SETTING THE STAGE Wildlife Species Many animal species thrive in specific niche ecosystems Wildlife in the Elkford area has adapted to either survive or avoid the deep snows of winter The extensive seral stands of lodgepole pine provide summer and fall range for Moose White Tail Deer and Mule Deer Both mammals prefer the lower elevation mature coniferous forests of hybrid white spruce and subalpine fir Ungulates in the area migrate to lower elevations during winter to escape deep snow Steep south facing grassland slopes though not extensive in this area are locally important as foraging areas for Rocky Mountain Bighorn Sheep Avalanche tracks with their lush forage production are feeding habitats for Grizzly Bear Black Bear Rocky Mountain Elk and Moose Riparian areas and water bodies are very important summer habitats for a variety of mammals birds and amphibians Moose and Mule Deer often select these habitats in the summer to drop and rear their calves and fawns because of the abundant forage and dense security cover A variety of resident and migratory bird species are found in these forests including woodpeckers flycatchers jays crows chickadees nuthatches thrushes sparrows hummingbirds and finches With the combination of forests fish bearing streams and open space this area provides good hunting habitat for a number of raptor species including eagles hawks vultures kestrels and owls 4 Endangered Species The BGC zones in the Elkford area contain species listed as threatened or endangered red listed and species of concern blue listed Some of the red listed species that can be found around Elkford include Prairie Falcon American Badger Peregrine Falcon Bay Breasted Warbler among others Blue listed species include Wolverine Black Swift Mountain Goat Great Blue Heron Common Nighthawk Grizzly Bear among others 5 The Elk River The Elk River is 220 kilometres long and has a drainage basin of 4 450 square kilometres in area It originates from the Elk Lakes near the continental divide in the Rocky mountains and flows through the Elk Valley in a southwesterly direction The fly fishing in the Elk River is known to be some of the best in North America 4 District of Elkford 2006 Wildland Urban Interface Wildfire Management Strategy 5 Government of British Columbia 2023 BC Species and Ecosystems Explorer 30 District of Elkford

3 0 SETTING THE STAGE 3 2 3 Economic Heritage and Working Lands The economy of Elkford is largely tied to the resource extraction industry primarily in coal mining As of 2021 48 of the Elkford workforce was employed in mining with other top industries being construction 8 retail 5 and public administration 5 The District has an employment rate of 95 and a participation rate of 67 6 Figure 12 shows the distribution of Elkford s working population across key industries Mining 48 Construction 8 Public administration 5 Educational services 5 Retail trade 5 Health care and social assistance 4 Administrative and support waste management and 4 remediation services Transportation and warehousing 4 Other services except public administration 3 Accommodation and food services 3 Finance and insurance 2 Manufacturing 2 Arts entertainment and recreation 1 Management of companies and enterprises 1 Professional scientific and technical services 1 Wholesale trade 1 0 10 20 30 40 50 of workforce Figure 12 Top employment industries in Elkford 2021 6 Statistics Canada Census Data 2021 DRAFT Official Community Plan 31

3 0 SETTING THE STAGE The mining industry is overwhelmingly the largest employment sector in the community This dominance is due to Elkford s proximity to the following 4 mining facilities Greenhills Mine 6 km northeast of the Elkford townsite Fording River 29 km north of the Elkford townsite Line Creek Mine 23 km south of the Elkford townsite Elkview Mine 32 km south of the Elkford townsite Purcell Wilderness Conservancy Park Teck Coal Mine Purcell Wilderness Tow n Conservancy Corridor Protected Whiteswan Lake Park St Mary s Alpine Park EAST K O O T E N AY Top of The World Park Fording River Greenhills Beehive Elkford Bob Creek Wildland Line Creek Sparwood Elkview Elk River Fernie Coal Mountain Kianuko Castle Park Kootenay River Lake Koocanusa Castle Wildland Esri Canada Esri TomTom Garmin SafeGraph METI NASA USGS EPA USDA NRCan Parks Canada Esri Canada Esri TomTom Garmin SafeGraph METI NASA USGS EPA USDA NRCan Parks Canada Figure 13 Mining Facilities in the Elk Valley 2020 7 8 3 2 4 Energy and Emissions Profile Canadian municipalities can influence over 50 of the nation s greenhouse gas GHG emissions9 As a result we play a crucial role in advancing provincial emissions reduction goals of 40 reduction by 2030 60 reduction by 2040 and 80 reduction by 205010 Provincial legislation mandates that local governments in British Columbia incorporate GHG reduction targets as well as policies and actions for meeting these targets within their Official Community Plan OCP or regional growth strategy 7 Elk Valley Mines 2020 Elk Valley Coal News 8 In 2022 Coal Valley became a training facility 9 https fcm ca en resources mcip building legacy local climate action 10 British Columbia s emission reduction targets use 2007 as a baseline CleanBC Roadmap 2030 32 District of Elkford

Greenhouse Effect 3 0 SETTING THE STAGE GHGs OUTGOING HEAT ABSORBED BY GHGs Sources of Greenhouse Gases GLACIAL MELT SNOW COVER LOSS GHGs BUILDINGS ANSPORTATIOTRNANSPORTATION WASTE TR HIGHER SOCIAL ECONOMIC TEMPERATURES IMPACTS LOSS OF BIODIVERSITY DROUGHT EXTREME WEATHER EVENTS WILDFIRES Impacts Sea Level Rise LOSS OF COASTLINE INFRASTRUCTURE HABITAT Figure 14 Climate Change Overview Understanding Our Influence A critical part of setting and achieving emissions reductions targets is understanding where we have the most influence and what sectors provide the greatest emissions reduction potential Pinpointing these areas helps us strategically allocate resources implement targeted measures and make informed decisions Elkford has relatively high influence over GHG emissions in the following areas Direct control emissions from municipal buildings and facilities fleet vehicles and solid waste management Indirect control transportation emissions land use and commercial and residential buildings and waste DRAFT Official Community Plan 33

3 0 SETTING THE STAGE Emissions t CO2e Overall Elkford s emissions mainly come from buildings commercial and residential transportation and solid waste Figure 15 shows the trend of total emissions across each of these sectors between 2007 and 202111 250 000 200 000 Waste Transport Buildings 150 000 100 000 50 000 0 2008 2010 2012 2014 2016 2018 2020 Figure 15 Elkford total emissions by sector 2007 2021 As of 2021 Elkford s emissions across buildings transportation and waste sectors totalled approximately 225 000 tonnes of carbon dioxide equivalent t CO2e 12 93 of those emissions are from buildings 6 is from transportation and the remaining 1 is from waste Figure 15 Buildings The community s buildings including residential and commercial small medium or industrial CSMI are significant contributors to emissions Figure 16 and Figure 17 below show CSMI and Residential building energy consumption and emissions respectively 11 Emissions insights are developed using Community Energy and Emissions Inventory CEEI transportation buildings and solid waste reports for all available years 2007 to 2021 12 Total emissions calculated using 2021 Community Energy and Emissions Inventory CEEI transportation buildings and solid waste reports 34 District of Elkford

Emissions t CO2e Energy Consumption GJ 3 0 SETTING THE STAGE 4 500 000 4 000 000 3 500 000 3 000 000 2 500 000 2 000 000 1 500 000 1 000 000 500 000 Consumption Emissions 250 000 200 000 150 000 100 000 50 000 2007 2010 2012 2014 2016 2018 2020 Figure 16 Commercial Energy Consumption and Emissions Profile 2007 2021 Emissions t CO2e Energy Consumption GJ 200 000 180 000 160 000 140 000 120 000 100 000 80 000 60 000 40 000 20 000 Consumption Emissions 7 000 6 000 5 000 4 000 3 000 2 000 1 000 2007 2010 2012 2014 2016 2018 2020 Figure 17 Residential Energy Consumption and Emissions Profile 2007 2021 In 2021 buildings represented approximately 93 of total emissions 209 000 t CO2e Of this amount 97 of it comes from CSMI buildings Figure 17 DRAFT Official Community Plan 35

3 0 SETTING THE STAGE Transportation In 2010 the Elkford Official Community Plan cited 2 187 vehicles 0 85 per capita registered in the District In 2021 there was a total of 3 114 vehicles registered in Elkford13 and the total population was 2 726 1 14 per capita 14 While the number of vehicles per capita increased between 2010 and 2021 the proportion of Elkford s total emissions attributable to transportation has decreased from approximately 8 in 2010 to 6 in 2021 a 2 decrease in the proportion of total emissions attributable to transportation Commuting data can supplement transportation use and emissions insights Of the 1 315 people commuting to work in 2021 69 used private vehicles and 24 took public transit 5 walked and 2 used an unspecified mother mode of transportation15 Waste Waste in place WIP is a count of greenhouse gases emitted in a given year Waste disposed of at Elkford s landfills accounts for only 1 of our total emissions16 Both the amount of solid waste waste tonnage and emissions are increasing in Elkford Figure 18 2 500 2 000 Waste tonnage Waste emissions 2 500 2 000 Emissions t CO2e Tonnage 1 500 1 500 1 000 1 000 500 500 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Figure 18 Solid Waste Tonnage and Emissions Trends 2012 2021 13 Insurance Corporation of British Columbia 2021 Vehicle Insurance Policies in Force Elkford Includes passenger vehicles commercial vehicles motor homes and motorcycles 14 Population data from British Columbia Population Estimates Municipal and sub provincial areas population 2001 to 2011 and 2011 to 2023 15 Statistics Canada Census Data 2021 16 Based on population and adjusted for floating populations like tourism and calculated using waste commitment values 36 District of Elkford

4 0 Land Use Designations

4 0 LAND USE DESIGNATIONS The OCP establishes the vision for how land will be used in the District of Elkford in the years ahead This is accomplished through a series of Land Use Designations Not to be confused with zoning bylaw categories Elkford s land use designations establish high level goals and intentions for various parts of town The following sections define Objectives and Policies for each of the Land Use Designations The Land Use Designations are mapped on Schedule A and include District Growth Boundary Residential Designations Core Residential Neighbourhood Residential Large Residential Holding Commercial Industrial Designations Core Mixed Use Neighbourhood Commercial Mixed Use Service Commercial Light Industrial Industrial Other Designations Civic Institutional Parks and Greenways Rural Resource and Recreation 38 District of Elkford

4 0 LAND USE DESIGNATIONS 4 1 General Land Use Objectives These land use objectives apply to all land in the District regardless of its land use designation 1 Build a vibrant mixed use core which is the hub for community life and economic activity 2 Enhance liveability through high quality community facilities complete streets and public spaces 3 Connect all residential neighbourhoods to mixed use commercial areas by more than one transportation mode 4 Provide flexibility for unique development proposals while maintaining clarity on the core values and vision for future development 5 Provide sufficient land to meet anticipated needs and demands for residential development 6 Provide sufficient land to meet anticipated needs and demands for service commercial and industrial uses 7 Accommodate a mix of housing types and densities within all residential areas DRAFT Official Community Plan 39

4 0 LAND USE DESIGNATIONS 4 2 Growth Boundary The intent of the Growth Boundary is to focus new development to make the best use of the existing infrastructure and capital investments This approach allows the District to provide new or enhanced services in the most fiscally socially and environmentally responsible way By focusing development within this boundary the District will limit the amount of new infrastructure needed to service growth The boundary clearly communicates the intention to limit risk posed by overextending municipal services to new areas before they are required The province of British Columbia requires Official Community Plans to be updated every five years This interval will allow the District to revisit the boundary on a regular basis to ensure that its extent is still appropriate for the level of development activity and capacity of existing coverage areas to accommodate growth The Growth Boundary and the infrastructure systems it contains have sufficient capacity to accommodate the range of population projections for the next 20 years See Section 3 1 3 4 2 1 Objective 1 Intensify development within the Growth Boundary to ensure the best use of the District s existing infrastructure and capital investments 2 Maintain a relevant growth boundary to ensure that its extent is appropriate for anticipated development activity and capacity of existing areas to accommodate growth 4 2 2 Policies 1 Identify areas for residential and commercial growth within the Growth Boundary designated on Schedule A 2 Discourage extensions of municipal water and sewer services outside of the Growth Boundary until it can be demonstrated that the current boundary cannot accommodate future development 3 Review and update the District Growth Boundary when there is little to no opportunity for further infill and intensification of the existing urban area 40 District of Elkford

4 0 LAND USE DESIGNATIONS 4 3 Core Residential The lands designated Core Residential are intended for higher density residential uses close to the mixed use core of Elkford Locating residents close to commercial amenities and services helps to create a more vibrant and active community 4 3 1 Objectives 1 Establish higher residential density adjacent to the Mixed Use Core designation 2 Provide a range of dwelling unit sizes to support more attainable and affordable housing 4 3 2 Policies 1 Permit higher density residential development within areas designated as Core Residential on Schedule A 2 Permit a variety of building forms including multi storey apartment buildings and townhouses in both horizontal and stacked configurations 3 Discourage lower density forms of residential in this designation 4 Explore incentives for development of vacant sites in this area with additional emphasis on developments that include a component of affordable housing or rental tenure dwellings DRAFT Official Community Plan 41

4 0 LAND USE DESIGNATIONS 4 4 Neighbourhood Residential The lands designated Neighbourhood Residential include existing residential neighbourhoods and potential areas within the Growth Boundary for neighbourhood expansion While existing neighbourhoods are mostly made up of single unit dwellings and mobile homes it is intended that these areas will intensify over time with the addition of small scale multi unit housing forms 4 4 1 Objectives 1 Support compatible infill and intensification within existing residential neighbourhoods 2 Consider neighbourhood expansions adjacent to existing neighbourhoods 3 Permit infill development 4 Maintain existing mobile home parks 4 4 2 Policies 1 Permit the development of small scale multi unit housing forms within areas designated Neighbourhood Residential on Schedule A 2 Permit building sizes and scales which are compatible with existing adjacent uses 3 Permit home based businesses that do not disturb the residential character of the neighbourhood 4 Allow bed and breakfasts provided that such developments can accommodate parking off street 5 Permit the establishment of daycares both within homes and as stand alone uses 6 Identify and encourage development of existing and serviced parcels of available land within the District Growth Boundary for infill 7 Permit mobile home parks on lots greater than 1 8 hectares in size 8 Consider incentives for the development of additional dwellings on private property What could four units on a lot look like 1 principle house and 1 secondary suite and 2 Accessory Dwelling Units 1 duplex and 2 secondary suites 1 fourplex 42 District of Elkford 4 townhouses

4 0 LAND USE DESIGNATIONS 4 5 Neighbourhood Commercial Mixed Use The lands designated Neighbourhood Commercial Mixed Use are intended to provide small scale commercial amenities at appropriate locations in neighbourhoods to reduce vehicle trips and provide residents with convenient access to basic services 4 5 1 Objectives 1 Provide small scale commercial opportunities at key locations within neighbourhoods 4 5 2 Policies 1 Permit the development of mixed use commercial buildings within areas designated Neighbourhood Commercial Mixed Use on Schedule A 2 Permit residential dwelling units above ground floor commercial 3 Consider incentives for developments that include a portion of residential rental tenure units or affordable housing above ground floor commercial 4 Permit commercial uses that are compatible with nearby residential uses including those that do not create significant noise odour or light impacts Examples of desirable uses include restaurants convenience stores galleries coffee houses small scale retail and professional offices DRAFT Official Community Plan 43

4 0 LAND USE DESIGNATIONS 4 6 Large Residential Holding The Large Residential Holding designation is intended to provide larger unserviced residential lots outside the existing District Growth Boundary It is intended that these areas will retain the primarily wilderness character and compliment the recreational or forestry purposes 4 6 1 Objectives 1 Provide for limited subdivision areas mitigate impacts on the environment natural features and recreational and wilderness values 4 6 2 Policies 1 Support the development of large residential uses within areas designated Large Residential Holdings on Schedule A 2 Consider geotechnical hydro geological issues including down slope potential impacts prior to subdivision design in order to avoid development in unsuitable areas 3 Consider views from Elkford and the preservation of existing recreation and wilderness trails will be required 4 Ensure development takes advantage of natural environment features natural vegetation and landforms are retained where possible 5 Integrate wildlife corridors into subdivision layout 44 District of Elkford

4 0 LAND USE DESIGNATIONS 4 7 Mixed Use Core The lands designated Mixed Use Core are intended to develop as the commercial heart of Elkford This area will provide local services commercial amenities and business opportunities supported by higher density residential development 4 7 1 Objectives 1 Establish a thriving mixed use core area that serves residents and visitors alike 2 Direct commercial accommodations providers to the Mixed Use Core 4 7 2 Policies 1 Permit the development of mixed use commercial and residential buildings within areas designated Core Mixed Use on Schedule A 2 Permit a variety of commercial and civic uses with residential uses being directed above the ground floor 3 Establish Form Character guidelines to create a pedestrian oriented and distinct area for community gathering and commerce 4 Create a unique accessible and flexible public realm that encourages people to gather incorporates public art and provides space for community events 5 Consider a development cost charge waiver bylaw for affordable housing rental tenure housing and developments that demonstrate low environmental impact 6 Consider policies to support mobile vendors and temporary events on underutilized public and private lands DRAFT Official Community Plan 45

4 0 LAND USE DESIGNATIONS 7 Encourage outdoor seating for food and drink establishments 4 8 Service Commercial The lands designated Service Commercial are intended for commercial uses that are not compatible with existing residential neighbourhoods or desirable for the Mixed Use Core 4 8 1 Objectives 1 Maintain a supply of service commercial land to accommodate businesses interested expanding or in locating in Elkford 2 Limit permitted uses in these areas so as not to draw desired activity away from the Mixed Use Core 4 8 2 Policies 1 Support the development of service commercial uses within areas designated Service Commercial on Schedule A 2 Maintain an inventory of vacant service commercial land and consider expansions to this designation when demand warrants 3 Establish Form Character guidelines to create a functional commercial area that includes landscaping and screening requirements along highways and between more sensitive uses 46 District of Elkford

4 0 LAND USE DESIGNATIONS 4 9 Industrial The lands designated Industrial are intended for heavy and light industrial activity not compatible with more sensitive uses A diversified and stable industrial base will contribute to a more resilient and sustainable community 4 9 1 Objectives 1 Maintain a supply of industrial land to accommodate businesses interested expanding or in locating in Elkford 2 Encourage improvement of existing industrial properties to present an organized and functional industrial park 4 9 2 Policies 1 Support the development of industrial uses within areas designated Industrial on Schedule A 2 Permit accessory residential uses provided the residential component of a building is clearly accessory to the primary industrial use 3 Consider Temporary Use Permits on a case by case basis to facilitate workforce camps as temporary solutions to accommodations shortages The community does not support workforce camps as a long term accommodation solution 4 Work with government landowners to explore Crown land acquisitions for industrial land expansion 5 Work with interested Indigenous Nations on potential partnerships or mutually beneficial agreements for the acquisition and development of crown land 6 Target a combination of small 0 5 hectares and large 0 5 hectares parcels to accommodate a diversity of industrial uses when considering industrial land expansion DRAFT Official Community Plan 47

4 0 LAND USE DESIGNATIONS 4 10 Institutional The lands designated Institutional are intended for essential community services like hospitals schools and community buildings While some civic functions can fit within commercial areas this land use designation is specifically for those with distinct land needs 4 10 1 Objectives 1 Allocate sufficient lands within the District to support future institutional uses as required for education services public health services and other civic uses 2 Encourage creative and flexible use of institutional lands by institutional landowners 4 10 2 Policies 1 Support the development of civic and institutional uses within areas designated Institutional on Schedule A 2 Consider opportunities for mixing of uses such as commercial accommodation or residential uses above ground floor provided that such uses remain accessory in nature to an institutional or civic use 3 Strive for a collaborative approach to institutional land use planning for external institutional stakeholders such as School District No 5 and the Interior Health Authority 4 Consider commercial accommodation uses that complement institutional development on a case by case basis 48 District of Elkford

4 0 LAND USE DESIGNATIONS 4 11 Parks and Greenways The lands designated Parks and Greenways are intended for all types of public open spaces including formal and natural park areas and corridors and for the provision of community amenities such as but not limited to social gathering and activity spaces civic facilities recreation and play spaces gardening and respite spaces ecological and habitat spaces and the detention of storm water 4 11 1 Objectives 1 Allocate sufficient lands within the District for parks and greenways to support a high quality of life for residents and a balance with the natural environment 2 Connect all residents to parks and open spaces through neighbourhood design and active transportation infrastructure 3 Maintain public access to the Elk River and Boivin Creek 4 11 2 Policies 1 Support the development of a variety of parks trails and natural spaces within areas designated Parks and Greenways on Schedule A 2 Develop infrastructure in parks and greenways that support accessibility active living and are inclusive for residents and visitors of all ages and abilities 3 Support the use of parks and greenways as key links in the active transportation network 4 Support the use of parks and greenways by community organizations for events educational programming and other initiatives 5 Support place making initiatives and creative art installations within Parks and Greenways to contribute to the sense of place in the District of Elkford 6 Build on existing trail networks to adapt them for use as active transportation infrastructure to support greater transportation choice 7 Encourage lands within the Parks and Greenways designation to be kept Firesmart 8 Continue to designate and acquire new parks and greenways or collect money in lieu through subdivision processes DRAFT Official Community Plan 49

4 0 LAND USE DESIGNATIONS 4 12 Rural Resource and Recreation The lands designated as Rural Resource and Recreation are intended for a variety of traditionally rural uses such as agriculture forestry recreation and limited residential development This designation is intended to preserve the open spaces and resources of the floodplain in the District of Elkford The floodplain area includes important agricultural resources as well as recreational resources including the Mountain Meadows Golf Course the Municipal Campground and important riparian habitat It is intended that there be limited new development on the flood plain Over time existing structures and infrastructure should be upgraded to become more resilient to damages in the event of a flood 4 12 1 Objectives 1 Ensure lands designated as Rural Resource and Recreation remain primarily rural in character and are not intended for intensive residential development 2 Provide a variety of economic and outdoor recreation uses appropriate for rural areas that will enhance community well being and provide opportunities for residents and visitors 3 Participate in engagement opportunities for natural resource development to ensure that proponents and government regulators understand and consider the values and concerns of the community 50 District of Elkford

4 0 LAND USE DESIGNATIONS 4 12 2 Policies 1 Support the development of a variety of rural activities within areas designated Rural and Recreation on Schedule A 2 Support clubs and non profit organizations who work to maintain and develop outdoor recreation infrastructure on lands designated Rural Resource and Recreation 3 Address mitigations related to riparian areas floodplain and wildfire through the designation of development permit areas 4 Advocate to senior government that resource based industries exercise good environmental stewardship as part of their resource management practices 5 Work with government agencies and industry to minimize the impacts of resource based industries on existing and potential outdoor recreation areas and trails 6 Consider low density large lot residential development where design can address suitable building location emergency access and on site services while mitigating impacts on the sensitive environmental features and considering future impacts from climate change DRAFT Official Community Plan 51

52 4 0 LAND USE DESIGNATIONS District of Elkford

5 0 Community Wide Policies

5 0 COMMUNITY WIDE POLICIES 5 1 Municipal Infrastructure Facilities and Services In Elkford municipal infrastructure services like potable water sanitary sewer and solid waste management are critical for maintaining individual community economic and environmental well being These services support growth and development and must be cost effective efficient and resilient to ensure sustainability with minimal environmental impact Additionally Elkford offers facilities and services that significantly improve residents quality of life Any improvements or expansions to infrastructure facilities or services should consider the needs of all users and cost recovery methods should be inclusive of this consideration 5 1 1 Water Sewer and Solid Waste Objective 1 Maintain high quality municipal water and sewer infrastructure within the Growth Boundary in a fiscally responsible manner 2 Protect a robust and resilient supply of clean drinking water 3 Provide an effective solid waste program which is fiscally and environmentally responsible Policies 1 Develop and maintain infrastructure master plans for municipal water and sewer infrastructure 2 Develop update and implement an Asset Management Program to allocate resources and replace aging infrastructure efficiently and in a costeffective manner 3 Ensure that all utilities are self funding with rates providing for life cycle costing and are recovered through targeted infrastructure financing e g parcel tax reserve funding 4 Ensure that costs for infrastructure extensions and upgrades required for new development are borne by the development 5 Consider investments to protect critical infrastructure from risks inherent with climate changes including overland flood and wildfire 54 District of Elkford

5 0 COMMUNITY WIDE POLICIES 6 Collaborate with the Regional District of East Kootenay RDEK to continue to enhance the solid waste collection program to reduce waste carbon emissions and wildlife conflict 7 Support efforts to reduce human wildlife conflict resulting from municipal solid waste collection 5 1 2 Facilities and Services Objectives 1 Provide high quality community facilities and services that meet the needs of residents while providing additional benefits and attractions for visitors 2 Anticipate and adapt to future demand for community facilities though ongoing consultation with various stakeholder groups Policies 1 Develop and implement a Recreation and Facilities Master Plan 2 Support the transformation of Wapiti Ski Hill Resort into a year round outdoor recreation facility 3 Proactively engage with not for profit organizations special interest groups stakeholders and residents in the planning phases for new community facilities and amenities 4 Encourage multiple and adaptive uses of community and institutional facilities 5 Collaborate with other levels of government government agencies and stakeholders to meet current and future health needs of Elkford 6 Plan and prioritize facilities services and amenities that will attract and retain residents 7 Consider users of all ages and abilities when designing facilities 8 Review municipal facilities for improvements to energy efficiency and water use DRAFT Official Community Plan 55

5 0 COMMUNITY WIDE POLICIES 5 2 Housing Housing in Elkford exists in a broad spectrum with unique challenges and opportunities The residential land use designations in this plan provide opportunities for a range of housing forms and tenures that can address these challenges The housing options aim to establish an appropriate balance between housing appropriate for a year round permanent population and shorter term contract workers while also maintaining the community s appeal as a seasonal recreation centre 5 2 1 Objectives 1 Provide a diversity of housing options that are affordable attainable and meet the needs of current and future residents of Elkford 2 Develop partnerships with all forms of government and with the private sector to address Elkford s housing needs 3 Consider innovative and adaptive housing solutions 5 2 2 Policies 1 Regularly update Elkford s housing needs report and use it to inform housing initiatives and policies 2 Ensure housing initiatives are in harmony with provincial regulations while being context sensitive for Elkford 3 Consider incentive programs and regulatory changes to reduce barriers to dwelling unit creation support more affordable housing construction and support rental tenure dwelling creation 4 Promote diverse and well integrated forms of residential development within the designated District Growth Boundary of Elkford including but not limited to small lot single family houses duplexes multiple family developments apartments modular and mobile homes 5 Support renovation and restoration of the existing housing stock and development of vacant residential lots 6 Encourage home occupation and bed and breakfast operations in Elkford that do not attract large volumes of traffic to residential areas 7 Reduce residential development in hazardous areas identified in Schedule D to protect the investments in infrastructure by the District and to protect the personal capital and safety of the residents of Elkford 56 District of Elkford

5 0 COMMUNITY WIDE POLICIES 8 Discourage residential development in environmentally sensitive and riparian areas to ensure the long term sustainability of ecosystems in the Elk Valley 5 3 Social Development Social development encompasses a wide range of vital aspects in our community This includes community safety accessibility and effective community engagement Engaging citizens in decision making processes and fostering community involvement is crucial for creating a vibrant and inclusive town 5 3 1 Community Safety Objectives 1 Ensure all citizens and visitors feel comfortable and secure as they move around Elkford 2 Prepare for emergency management scenarios and natural disasters Policies 1 Develop and maintain appropriate plans for emergency preparedness and evacuation 2 Advocate and support maintaining and enhancing external community safety services including RCMP Emergency Health Services and Search and Rescue 5 3 2 Universal Accessibility Objective 1 Work toward a community that is universally accessible Policy 1 Develop and implement an Accessibility Plan for District facilities and services 2 Support the Accessibility Committee or similar group in the work of making recommendations for improving accessibility in Elkford 3 Consider accessibility enhancements and recommendations in annual financial and strategic planning DRAFT Official Community Plan 57

5 0 COMMUNITY WIDE POLICIES 4 Encourage accessible barrier free building design in private development that can be easily adapted as living requirements of residents change over time aging in place 5 3 3 Foster Engaged Citizens and Promote Effective Communications Objectives 1 Ensure all citizens have an early and ongoing voice in community planning so that the District develops and fosters an ongoing culture of meaningful citizen engagement in long term land use matters 2 Build strong relationships with local and regional stakeholders and service providers Policies 1 Develop and implement a Community Engagement Strategy to guide engagement efforts for District initiatives of various sizes and scopes 2 Continue to offer the Youth Councillor program 3 As external funding allows continue to support and develop the Youth Action Network Commission 4 Maintain an accessible and transparent process of civic decision making 5 Encourage the participation of all citizens in decision making through the development of non discriminatory municipal bylaws policies programs and services 6 Maintain and continually improve programs and practices to inform citizens of District plans programs decisions and policies 7 Work with representatives from school and youth organizations and the Chamber of Commerce to build relationships between youth business leaders and decision makers 58 District of Elkford

5 0 COMMUNITY WIDE POLICIES 5 4 Transportation Mobility and Access Transportation and mobility account for more than roads and vehicles When considering mobility it is important to ensure people not just vehicles can get to where they need to go in a way that is efficient and cost effective Single occupancy vehicles are the predominant mode of transportation for commuting and running errands in Elkford however there are great opportunities to enhance options for other modes of transportation and improve mobility for those who can t or do not operate single occupant vehicles 5 4 1 Objectives 1 Develop infrastructure that maintains and enhances the comfort and safety of pedestrians and other active transportation users while also accommodating anticipated vehicle traffic that is associated with tourism and industry 2 Recognize the opportunities for transportation and land use planning to support the community s climate adaptation and mitigation objectives 5 4 2 Policies 1 Support multi modal transportation connections across all areas within the Growth Boundary 2 Evaluate and seek opportunities for new or enhanced transportation connections when reviewing development applications 3 Enhance and advocate for improved pedestrian connectivity across and adjacent to Highway 43 by engaging with the Ministry of Transportation and Inf rastructure 4 Review and update the Subdivision and Development Servicing Bylaw to address best practices for transportation design in new development 5 Collaborate with other transportation agencies to develop and manage the transportation system to meet the needs of residents institutions businesses and industry to accommodate all modes DRAFT Official Community Plan 59

5 0 COMMUNITY WIDE POLICIES 6 Consider the full range of stakeholders and user groups both motorized and non motorized in transportation planning 7 Support initiatives to improving wayfinding throughout the transportation network 5 5 Food Security Food security is becoming an increasingly critical issue and the importance of local food is expected to grow with climate change Elkford aims to enhance selfreliance within the community to boost resilience and promote sustainable local food production ensuring access to nutritious and safe food 5 5 1 Objectives 1 Ensure Residents have access to fresh healthy and affordable food in the community 5 5 2 Policies 1 Support initiatives and organizations that seek to connect consumers to local and healthy food through local food production i e farmers markets community supported agriculture programs etc 2 Consider ways to eliminate barriers to sustainable food and agriculture systems in policies and bylaws 3 Support the development of community gardens community kitchens and community greenhouses on District owned land 4 Direct non agricultural uses to appropriate designated areas and away from agricultural areas 5 Explore actions to encourage local food entrepreneurs to grow process and sell food 6 Consider potential impacts to human wildlife conflict when considering bylaws and policies related to food security 60 District of Elkford

5 0 COMMUNITY WIDE POLICIES 5 6 Reconciliation with Indigenous Nations Reconciliation with Indigenous Peoples stands as a high priority for the District of Elkford We acknowledge that the District of Elkford is located within Qukin amakis the unceded traditional territory of Yaq it a knuqi it Elkford is dedicated to fostering a respectful growing and mutually beneficial relationship with Indigenous Nations M tis governments and Indigenous neighbours 5 6 1 Objective 1 Create meaningful relationships with surrounding Ktunaxa communities 2 Understand and implement global national and regional declarations and policy documents regarding reconciliation with Indigenous Nations 5 6 2 Policies 1 Work to understand and formally acknowledge Elkford s role in the implementation of BC s Declaration on the Rights of Indigenous People s Act DRIPA 2 Consider opportunities for Government to Government agreements and joint initiatives 3 Engage with Indigenous Nations on emerging long term land use planning initiatives and future major amendments to this plan 4 Strive to establish a memorandum of understanding or similar agreement with Indigenous Nations on mutually beneficial economic development initiatives 5 Increase organizational cultural awareness through training initiatives facilitated by Yaq it a knuqi it Language and Culture Department covering the history of Indigenous peoples in Canada and Yaq it a knuqi it Nation 6 Engage with Yaq it a knuqi it on future planning for Crown lands adjacent to Elkford and on acquisition processes for those lands 7 Work with Indigenous Nations for reciprocal involvement in community cultural and celebratory events 8 Explore traditional place naming initiatives for public spaces streets and facilities DRAFT Official Community Plan 61

5 0 COMMUNITY WIDE POLICIES 5 7 Local Economy and Vibrancy Elkford s economy is primarily reliant on mining and resource extraction Although Elkford offers some commercial amenities like a gas station grocery store and restaurants residents must travel further afield to satisfy all their commercial needs Encouraging more local services in Elkford would boost local spending diversify the economy and increase commercial activity 5 7 1 Objectives 1 Encourage sustainable economic development and diversification while continuing to prioritize existing sectors in the District of Elkford 2 Develop the Mixed Use Core as the commercial anchor for the community 3 Promote Elkford as a year round tourism destination 5 7 2 Policies 1 Implement the direction and recommendations contained in the Economic Development Strategy 2 Ensure that Elkford retains its wilderness character by Maintaining the integrity of the Growth Boundary directing new development within designated areas Encouraging resource based industry to minimize visual impact of activities in the area around the townsite particularly the faces of Fording Mountain and the Greenhills Range Encourage developers to maintain ground cover and minimize tree removal where fire protection measures have been considered Requiring treed buffer lands to separate residential land from incompatible uses and from major arterial roads and Preventing where possible additional development on the floodplain and maintain the riparian areas of the Elk River and Boivin Creek 3 Encourage tourism related businesses to locate in the Mixed Use Core 4 Work with private landowners to revitalize and redevelop underutilized land 5 Support the expansion and improvement of local services to reduce the number of shopping trips out of the community 6 Consider making use of underutilized District lands available as staging areas to facilitate development projects 62 District of Elkford

5 0 COMMUNITY WIDE POLICIES 7 Continue to invest in and advocate for improved internet access and connectivity such as fibre optic services and reliable electrical power that will make it more practical for a variety of businesses to operate in Elkford 8 Support the development of various retail and service based businesses that allow residents to become less reliant on larger towns and cities 9 Provide adequate and appropriately located land to accommodate the anticipated growth in industrial sectors while minimizing impacts for residents and or negative impacts for residents health and the environment 5 8 Heritage Celebrating and respecting the history of Elkford is critical in continuing to build a strong sense of place community permanence and work towards reconciliation This includes but is not limited to acknowledging and preserving culturally sensitive areas archaeological sites heritage buildings and historically significant locations and landmarks 5 8 1 Objectives 1 Recognize and protect cultural and natural heritage resources in Elkford 2 Recognize and celebrate Elkford s history 5 8 2 Policies 1 Consult and engage Yaq it a knuqi it who historically and currently reside in the Elk Valley to ensure that cultural heritage initiatives for Elkford respect and include Indigenous heritage Through this interaction with Yaq it a knuqi it Elkford can work towards recognizing and celebrating the long history of Indigenous people in the area 2 Collaborate with the BC Heritage Branch to articulate the heritage values within Elkford to strive for best practices for broad cultural preservation and protection goals 3 Support initiatives and programs that highlight the modern history of Elkford as a settlement 4 Utilize public spaces and District facilities to communicate Elkford s rich history DRAFT Official Community Plan 63

5 0 COMMUNITY WIDE POLICIES 5 9 Environment and Climate Climate change is causing increasing impacts on communities including more frequent and intense weather events like floods droughts and fires along with temperature fluctuations and changes in precipitation patterns These impacts can lead to property damage ecosystem degradation shifts in agricultural production and impacts on community health and well being Minimizing Elkford s contribution to climate change is everyone s responsibility involving proactive planning and reactive responses to its effects which are becoming more frequent Environmental management entails making decisions and taking actions to protect the natural environment and ensure development doesn t take away from it It involves informed resource management to maintain the health of the overall system and support local ecological processes that align with Elkford s culture values and economy Furthermore the resources within the District provide major environmental and recreational benefits to residents as well as considerable economic development resources for industry 5 9 1 Climate Change Mitigation refers to reducing greenhouse gas emissions that cause climate change Adaptation refers to preparing for changes caused by climate change such as heat waves wildfires and sea level rise Aligned with the OCP climate resilience lens the objectives and policies below combine both mitigation and adaptation Objectives 1 Develop Elkford as a climate resilient community 2 Reduce total community greenhouse gas emissions by 16 in 2025 when compared to 2007 levels and 40 by 2030 to align with Provincial climate change targets 3 Update the Climate Change Adaptation Strategy every 5 years in alignment with OCP updates to identify opportunities to proactively respond to climate change 64 District of Elkford

5 0 COMMUNITY WIDE POLICIES Policies 1 Review the community s policy documents for climate and update as needed to remain consistent with current science and best practices 2 Identify grant opportunities to improve the District s emergency preparedness and climate resilience 3 Identify potential District facilities for the establishment of cooling centres in the event of extreme heat and warming centres during extreme cold 4 Review ways to Implement BC s Climate Action Charter Sections 2B 4 and 5 to reduce greenhouse gas emissions and protect the natural environment 5 Consider strategies to reduce emissions resulting from municipal operations 5 9 2 Environmentally Sensitive Areas Objectives 1 Protect and preserve Environmentally Sensitive Areas in the District of Elkford Policies 1 Direct new development within the Growth Boundary to protect sensitive ecosystems and natural areas within the District of Elkford 2 For development outside of the Growth Boundary consider requirements for species identification and protection on a site specific basis 3 Protect areas that may contain rare or endangered species or plant populations habitat for rare or endangered species as per provincial guidelines 4 Encourage private landowners to use voluntary conservation covenants and other tools to protect environmentally sensitive areas 5 9 3 Riparian Areas Objectives 1 Protect sensitive riparian areas through default setbacks from watercourses and water bodies 2 Utilize where possible natural river features and the geographic assets of the area contours natural gullies etc to adapt to risks posed by climate change DRAFT Official Community Plan 65

5 0 COMMUNITY WIDE POLICIES Policies 1 Identify and designate zones along the Elk River and its tributaries that can be designated and used for overflow water collection areas during extreme flooding events 5 9 4 Natural Resources Objectives 1 Ensure that natural resource development projects in the vicinity of the community have a long term benefit to Elkford that supports economic development while protecting future generations 2 Reach an understanding with Yaq it a knuqi it on areas of mutual interest in respect to natural resource projects balanced with maintaining healthy land water and air Policies 1 Work with Yaq it a knuqi I to develop Memorandum of Understanding regarding natural resource projects balanced with maintaining healthy land water and air 2 Participate in the referral process for new applications in Elkford s vicinity by the Province s environmental assessment office 3 Consider the following when referred new applications in Elkford s vicinity by the Province s environmental assessment office areas of mutual interest with Yaq it a knuqi I cumulative impacts to housing social services infrastructure and community facilities protection of community water and air protection of critical infrastructure impacts to trails and outdoor recreation view protection potential for noise odour dust or other nuisances impacts to long term land use planning other considerations of concern 66 District of Elkford

5 0 COMMUNITY WIDE POLICIES 5 9 5 Water Resources Objectives 1 Protect the quality and quantity of the community s watersheds to ensure long term preservation of water resources Policies 1 Encourage the reduction of water use on residential commercial and industrial properties 2 Investigate program to provide incentives to encourage existing homes to replace inefficient fixtures 3 Develop source water protection plans for each of the community s water sources 4 Work with regional stakeholders to identify and implement watershed management opportunities 5 9 6 Forest Resources Objective 1 Manage forest resources for the overall economic environmental and social sustainability of Elkford recognizing the long term economic development potential represented in working forest lands Policies 1 Limit rural encroachment on forest land resources by limiting rural subdivision development 2 Acquire a community forest license to manage Crown land within District boundaries 3 Support emerging value added and community based forest use applications including but not limited to eco forestry enterprises and small home based value added forest product manufacturing 4 Encourage the maintenance of forest cover to protect slopes from erosion 5 Engage with professional forest fuel consultants to maintain and improve level of wildfire and pest resistance in Elkford s forest stands DRAFT Official Community Plan 67

5 0 COMMUNITY WIDE POLICIES 5 10 Natural Hazards The rivers mountains and valleys in Elkford are key defining elements of our area and attracts residents to our community However the natural features also create significant risks and hazards from natural disasters and climate change The steep slopes and ravines are prone to slope instability while lands along the Elk River and Boivin Creek are susceptible to flooding Additionally the proximity of developed areas to forests and grassy slopes creates a wildfire interface hazard in many parts of our community 5 10 1 Objectives 1 Protect our community from the natural hazards in our area 2 Educate our community about our emergency plans for natural hazards and best practices to protect ourselves from natural hazards 5 10 2 Policies 1 Discourage new development on slopes over 30 degrees in sloped areas identified on Schedule D Development Constraints 2 Increase the resiliency of existing infrastructure located in the floodplain through infrastructure assessments and potential upgrades to flood protection and mitigation measures 3 Accommodate passive uses in floodplain areas such as parks and trails 4 Implement and maintain the wildfire fuel reduction program 5 Site parks trails and road developments to create fire breaks and provide access for firefighting equipment and personnel Road trail and park developments will be prioritized in high and extreme fire risk to be used as firebreaks to help mitigate fire risk 6 Pursue FireSmart community status 7 Promote fire resistant species for tree coverage in the District 68 District of Elkford

5 0 COMMUNITY WIDE POLICIES 5 11 Parks Trails and Open Spaces Facilitating an active lifestyle through built form is one of the most important ways to promote a healthy population Parks trails and open spaces play vital roles in Elkford s community fabric They enhance livability encourage active lifestyles and well being showcase historical and cultural heritage connect community facilities and destinations and serve as gathering places for our community 5 11 1 Objectives 1 Provide high quality parks trails and open spaces that reflect the needs and abilities of all residents 2 Create lively public spaces that provide safe areas for residents and visitors to engage in passive leisure activities 5 11 2 Policies 1 Consider the following when developing the Recreation and Facilities Master Plan the needs and distribution of designated park areas across the District use of traditional Indigenous names for renaming or new parks trails and greenspaces park space designed for multiple user groups desire for future expansion of trails and spaces in close proximity to the Elk River and Boivin Creek desired uses of nearby crown lands e g Round Prairie trail networks 2 Utilize land within the floodplain and adjacent to natural drainage courses for parks naturalized open spaces and walking trails subject to environmental constraints and sensitive features 3 Connect new and existing recreation facilities to the existing trail network 4 Work with Yaq it a knuqi it to understand culturally sensitive areas that may be affected by some recreational activities and understand ways in which parties can work together to minimize negative impacts 5 Create and maintain effective ongoing partnerships with community groups that are engaging volunteers in parks trails and open spaces events planning and maintenance activities DRAFT Official Community Plan 69

6 0 DEVELOPMENT PERMIT AREAS 5 12 Sand and Gravel Deposits Aggregate resources in the form of sand and gravel as well as other mineral and hydrocarbon deposits are essential for efficient and cost effective development in Elkford The coordinated management of the extraction and processing of these resources will reduce the potential for land use conflicts by planning and managing for increased consumption needs and the depletion of reserves 5 12 1 Objective 1 Maintain the District s gravel pit as an active permit area for use in District projects 2 Work collaboratively with the Province residents and the aggregate industry to manage aggregate resources in the long term 3 Encourage responsible aggregate removal and deposit that minimizes the negative impacts on residents 5 12 2 Policies 1 Participate in referral processes for mineral exploration proposals in the vicinity of the community and consider the impact of resource extraction on surrounding communities and land uses 2 Collaborate with the Province to ensure new surface leases and permits within 1 000 metres of the Growth Boundary do not have detrimental impacts to the community s quality of life 3 Consider rezoning applications for the processing of aggregate resources based on any or all the following criteria extent of visual screening and other mitigation works proposed type of processing proposed prevailing wind direction and the potential for noise and dust compatibility with adjacent land uses environmental sensitivity of the site and lands adjacent to potential aggregate resource processing site characteristics of aggregate deposits impacts on groundwater resources other considerations as needed 70 District of Elkford

6 0 Development Permit Areas

6 0 DEVELOPMENT PERMIT AREAS 6 1 Establishment of Development Permit Areas Development Permit Areas are used to shape development on a site specific basis to realize the goals and objectives set out by the residents of Elkford The District of Elkford Official Community Plan establishes the following Development Permit Areas as identified in Schedule B 6 1 1 Riparian Area Development Permit Area 6 1 2 Floodplain Development Permit Area 6 1 3 Wildfire Development Permit Area 6 1 4 Steep Slope Development Permit Area 6 1 5 Multi Unit Residential Form and Character Development Permit Area 6 1 6 Mixed Use Form and Character Development Permit Area 6 1 7 Commercial Industrial Form and Character Development Permit Area 6 1 1 Riparian Area Development Permit Area 6 1 1 A Designation All lands within the District of Elkford adjacent to Streams are designated as a development permit area pursuant to Section 488 1 a of the Local Government Act LGA The District has endeavored to include Streams within Schedule B as Riparian Development Permit Areas however this designation shall extend to any watercourse meeting the definition of Stream whether or not it is identified in Schedule B 6 1 1 B Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Riparian Area DPA is the Protection of the natural environment its ecosystems and biological diversity The natural environment is a significant feature of the District of Elkford There are two major watercourses within its boundaries the Elk River and the Boivin Creek Areas of significant fish habitat are known to exist along the Elk River 72 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS The geography and vegetation that surrounds protects and interacts with the aquatic environment is called the riparian area As such riparian areas are the land adjacent to water and stream that may be subject to temporary frequent or seasonal inundation and supports plant species that are typical of an area of inundated or saturated soil conditions and that are distinct from species on freely drained adjacent upland sites because of the presence of water 6 1 1 C Exemptions The following activities are exempt from the requirement for a development permit Despite these exemption provisions owners must meet any other applicable local provincial or federal requirements 1 Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person 2 Repair maintenance alteration or reconstruction of existing legal or legal non conforming buildings structures or utilities provided there is no alteration of undisturbed land or vegetation a building permit may still be required 3 Repair and maintenance of existing roads driveways paths and trails provided there is no expansion of the width or length of the road driveway path or trail and there is no creation of additional impervious surfaces 4 Stream Enhancement and Fish and Wildlife habitat restoration works that have obtained the required Provincial and Federal approvals 5 Emergency actions required to prevent control or reduce an immediate threat to human life the natural environment or public or private property including a Forest fire flood and erosion protection works b Protection repair or replacement of public utilities c Clearing of an obstruction from a bridge culvert or stream d Bridge repairs e Removal of hazardous trees DRAFT Official Community Plan 73

6 0 DEVELOPMENT PERMIT AREAS 6 1 1 D Guidelines The following guidelines apply to all developments within the Riparian Area Development Permit Areas except as exempted under Section 6 1 1 C 1 No development or alteration of vegetation shall take place a For a stream within a 15 metre strip on both sides of the stream measured from the natural boundary b For a ravine less than 60 metres wide within a strip on both sides of the stream measured from the high water mark to a point that is 30 metres beyond the top of the ravine c For a ravine 60 metres wide or greater within a strip on both sides of the stream measured from the natural boundary to a point that is 10 metres beyond the top of the ravine bank and d For all identified wetland and riparian aquatic ecosystems within a 30 metre wide leave strip or buffer area extending from the high water mark 2 These setbacks may be reduced by the District subject to the submission of a report prepared by a Qualified Environmental Professional QEP that addresses compliance with the applicable provincial and federal legislation 3 Developers are encouraged to exceed the minimum standards set out in Guideline 1 4 Where a proposed development is subject to a subdivision or a building permit the QEP should be required to provide confirmation to the District of Elkford that the subdivision or development has been developed in accordance with the QEP s recommendations prior to final approval of the subdivision or inspection or occupancy of the building as applicable 5 Native vegetation and trees are retained wherever possible to control erosion protect banks and protect fish and wildlife habitat 6 1 2 Floodplain Development Permit Area 6 1 2 A Designation Those lands within the District of Elkford that have been identified as subject to the risks of high water and flood events and indicated on Schedule B Floodplain Development Permit Area are designated as a development permit area pursuant to Section 488 1 b of the Local Government Act LGA 74 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS 6 1 2 B Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Floodplain DPA is the Protection of development from hazardous conditions The District of Elkford is located along the Elk River which flows from the Upper Elk Lake to the Kootenay River Peak flows in the Elk River occur during the spring thaw freshet and are maintained through the summer providing habitat for fish In 2019 floodplain mapping was completed for the 200 year floodline The most significant flood events of recent memory occurred in 1995 and 2013 6 1 2 C Exemptions The following activities are exempt from the requirement for a development permit Despite these exemption provisions owners must meet any other applicable local provincial or federal requirements 1 Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person 2 Repair maintenance alteration or reconstruction of existing legal or legal non conforming buildings structures or utilities provided there is no alteration of undisturbed land or vegetation a building permit may still be required 3 Repair and maintenance of existing roads driveways paths and trails provided there is no expansion of the width or length of the road driveway path or trail and there is no creation of additional impervious surfaces 4 Activities carried out by the District or other authorized personnel to repair and or upgrade District infrastructure including but not limited to the pumphouse sewage treatment facility the lagoon trails and other recreational resources used by the community DRAFT Official Community Plan 75

6 0 DEVELOPMENT PERMIT AREAS 6 1 2 D Guidelines 5 Prior to construction of addition to or alteration of a building or other structure for human habitation or prior to subdivision approval the applicant shall submit a report prepared by a professional engineer or geoscientist with experience in geotechnical engineering and preferably also with experience in hydraulic engineering The report which the District will use to determine the conditions and requirements of the development permit must certify that the land may be used safely for the use intended as provided under the Local Government Act The report should include the following types of analysis and information a site map showing area of investigation including existing and proposed building structures septic tank and field locations drinking water sources and natural features b inspections of up stream channels and flood ways including channel confinement and gradients c debris dams and characteristics culverts d sources of alluvium channels and eroded banks protection of groundwater resources and related hydrologic features which are factors that may affect the field defined limit of flooding and related erosion and deposition as well as the potential for debris torrents e slope and stream profiles with documentation of slope stability the limits and types of instability that may be induced by forest clearing and the mobilization and run out limits of debris in creeks and f comments regarding cut and fill slope stability with reference to required surface or subsurface drainage culverts and special reference to the stability of fills required for steep gully crossings should be provided 6 The total impervious cover of the site should minimize impact on the receiving aquatic environment Consideration should be given to reducing impervious cover through reduction in building footprint and paved areas and use of on site infiltration 7 A building or structure not capable of being used for human habitation or the storage or placement of goods that could be damaged by floodwater must not extend below the boundary of the floodplain more than 60 cm measured vertically 8 A covenant may be registered on title identifying the hazard and remedial requirements specified in the geotechnical or engineering reports for the benefit and safe use of future owners 76 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS 9 Development permits issued pursuant to this section may vary the following aspects of other land use bylaws when the variance is a factor of site development resulting from the floodplain a height of a building or structure 6 1 3 Wildfire Development Permit Area 6 1 3 A Designation Those lands outside of the Growth Boundary have been designated as subject to the risks of wildfire events requiring mitigation and fuel treatment and identified on Schedule B Wildfire Development Permit Area are designated as a development permit area pursuant to Section 488 1 b of the Local Government Act LGA 6 1 3 B Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Wildfire DPA is the Protection of development from hazardous conditions The forest lands in and around the District of Elkford are classified as Natural Disturbance Type NDT 3 meaning that fires are relatively frequent The average fire return interval for large scale crown fires in this NDT is 125 years Smaller spot fires occur more frequently and are influenced by annual temperature and precipitation with warmer and drier years being more susceptible to fire Large wildfires in the greater Elk Valley region occurred in 1904 and 1908 the years when the town of Fernie was destroyed by wildfires Wildfires may have also occurred in the Fording Valley during the 1960s In 2003 the Lamb Creek and Plumbob fires burned significant areas in the East Kootenay and in 2023 the Lladnar Creek fire near Sparwood burned a significant amount of forest Due to the wilderness character in Elkford with much development nestled or surrounded by large tracts of forest the District of Elkford recognizes the growing threat of wildfire urban interface fires within its boundaries and the wider Elk Valley The Wildfire DPA is designated to respond to and mitigate the risks posed to residents property and infrastructure by wildfire particularly prior to development taking place DRAFT Official Community Plan 77

6 0 DEVELOPMENT PERMIT AREAS 6 1 3 C Exemptions The following activities are exempt from the requirement for a development permit Despite these exemption provisions owners must meet any other applicable local provincial or federal requirements 1 Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person 2 For developments that only include one principal building and or accessory building where a building plan and landscape plan are submitted that clearly demonstrate compliance with applicable FireSmart BC guides for building materials construction standards and landscaping within 30 metres of the building 6 1 3 D Guidelines The following guidelines apply to all development permit applications in the Wildfire DPA except whereas exempted pursuant to section 6 1 3 C 1 A developer shall provide a pre development fire hazard and fire risk assessment prepared by a qualified professional with expertise and credentials in fire risk assessment prior to any development permit being issued 2 The pre development fire hazard and fire risk assessment shall include consideration of available fire fighting techniques in consultation with the District s Fire Department 3 The pre development fire hazard and fire risk assessment shall include consideration of siting of roads and trails to act as fire breaks and access 4 Except as where otherwise recommended in the risk assessment referenced in Guideline 1 building construction shall incorporate FireSmart guidelines for building materials and construction standards 5 Repair maintenance alteration or reconstruction of existing legal or legal non conforming buildings shall incorporate FireSmart guidelines for building materials and construction standards 78 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS 6 1 4 Steep Slope Development Permit Area 6 1 4 A Designation Those lands within the District of Elkford that have been designated as subject to the risks of steep slopes or otherwise have slopes greater than 30 and identified on Schedule B Steep Slope Development Permit Area are designated as a development permit area pursuant to Section 488 1 b of the Local Government Act LGA 6 1 4 B Purpose and Justification The purpose of the designation of lands in the District of Elkford as the Steep Slope DPA is the Protection of development from hazardous conditions Steep sloping lands are susceptible to surface erosion and gullying These areas have been designated as a DPA to reduce the potential for damage to persons and property 6 1 4 C Exemptions The following activities are exempt from the requirement for a development permit Despite these exemption provisions owners must meet any other applicable local provincial or federal requirements 1 Development or alteration of land occurring outside of the Development Permit Area as determined by a BC Land Surveyor or another qualified person 2 Development of trails provided that best practices for erosion and sediment control are implemented in the trail design and construction 3 Development of existing parcels zoned for residential at the time of adoption of this plan 4 Emergency actions required to prevent control or reduce an immediate threat to human life the natural environment or public or private property including a Forest fire flood and erosion protection works b Protection repair or replacement of public utilities c Clearing of an obstruction from a bridge culvert or stream d Bridge repairs e Removal of hazardous trees DRAFT Official Community Plan 79

6 0 DEVELOPMENT PERMIT AREAS 6 1 4 D Guidelines The following guidelines apply to all development permit applications in the Steep Slopes DPA as designated in Section 6 1 4 A 1 No development shall take place unless a report prepared by a qualified professional with experience in geotechnical engineering provides an analysis of soil stability 2 A qualified professional with experience in geotechnical engineering shall review development to ensure any recommendations of the report referenced in Guideline 1 are incorporated 3 For steep slopes adjacent to Boivin Creek building setbacks shall be established at 8 metres from the top of the bank unless geotechnical soil conditions require greater setbacks 4 No vegetation shall be removed from the bank of the Boivin Creek steep slope 6 1 5 Multi Unit Residential Form and Character Development Permit Area 6 1 5 A Designation Those lands within the District of Elkford that have been designated for higher density multifamily development are identified on Schedule C Multi Unit Form and Character Development Permit Area and are designated as a development permit area pursuant to Section 488 1 f h i of the Local Government Act LGA 6 1 5 B Purpose and Justification The purpose of the designation of lands in the District of Elkford as a Multi Unit Form and Character DPA is the Establishment of objectives for the form and character of commercial industrial or multifamily residential development Establishment of objectives to promote energy conservation Establishment of objectives to promote water conservation Establishment of objectives to promote the reduction of greenhouse gas emissions The purpose of the Multi Unit Form and Character Development Permit Area is to guide higher density residential development in Elkford to be compatible with immediately adjacent uses and the overall character of the community 80 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS 6 1 5 C Exemptions A development permit is not required for the following 1 Internal alterations to a building 2 Developments of a smaller scale including single unit buildings duplexes and townhouses 6 1 5 D Guidelines Building Siting Massing and Form 1 Buildings should demonstrate a transition to be compatible with adjacent uses This could mean stepping down to avoid stark changes in size from adjacent low density residential or other similar features 2 Buildings should utilize a colour palette that reflects the natural environment around Elkford including shades of greys browns greens and blues Reds yellows purples and other bright colours are discouraged unless their use has another meaning that is supported by other aspects of this Plan 3 Exterior lighting on buildings must be sharp cut off at the horizontal plane and directed towards the ground 4 Roof pitches should direct snow away from building entrances and any areas where pedestrians are expected to travel or gather Site Design Landscape Parking and Snow Management 5 Site design should demonstrate a thoughtful approach to Crime Prevention Through Environmental Design CPTED including natural surveillance from the street to the building adequate lighting and access control 6 Developments must provide landscaping to soften the appearance of the site from view of public highways 7 Landscaping should be used to delineate property boundaries and access 8 Low maintenance plantings and landscape design that uses indigenous plantings that are not wildlife attracting are desired 9 Waste disposal bins must be contained within an enclosure to screen from view and prevent access by wildlife 10 Site lighting should be sharp cut off at the horizontal plane and directed towards the ground provided that CPTED principles can be addressed 11 Adequate space must be identified for on site storage of snow DRAFT Official Community Plan 81

6 0 DEVELOPMENT PERMIT AREAS 6 1 6 Mixed Use Form and Character Development Permit Area 6 1 6 A Designation Those lands within the District of Elkford that have been designated for mixeduse commercial are identified on Schedule C Mixed Use Form Character Development Permit Area are designated as a development permit area pursuant to 488 d 1 f h i of the Local Government Act LGA 6 1 6 B Purpose and Justification The purpose of the designation of lands as the Mixed Use Form and Character DPA is the 1 Revitalization of an area in which commercial use is permitted 2 Establishment of objectives for the form and character of commercial industrial or multi family residential development 3 Establishment of objectives to promote energy conservation 4 Establishment of objectives to promote water conservation 5 Establishment of objectives to promote the reduction of greenhouse gas emissions The Mixed Use Core should be an inviting accessible and pedestrian friendly environment that draws both residents and visitors to shop recreate and enjoy the area 6 1 6 C Exemptions A development permit is not required for the following 1 Internal alterations to a building 82 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS 6 1 6 D Guidelines Building Siting Massing and Form 1 The massing of buildings should favour the pedestrian This may be accomplished using design features that promote a more pleasant pedestrian environmental including a Building entrances which are close to pedestrian infrastructure rather than requiring walking through parking areas b Buildings that are close to the street rather than set back c Including outdoor amenity areas such as patios d Weather protection for all building entrances e g overhangs or awnings 2 Buildings should utilize a colour palette that reflects the natural environment around Elkford including shades of greys browns greens and blues Reds yellows purples and other bright colours are discouraged unless their use has another meaning that is supported by other aspects of this Plan 3 Exterior lighting on buildings must be sharp cut off at the horizontal plane and directed towards the ground 4 Roof pitches should direct snow away from building entrances and any areas where pedestrians are expected to travel or gather Site Design Landscape Parking and Snow Management 1 Commercial garbage containers utility and unenclosed outdoor storage areas should be screened from public view This can be accomplished by a solid or wood landscape screen along with landscaping Chain link fence will be permitted only if treated with a solid interwoven surface in colours compatible with the primary building upon the site and if landscaped along its outside perimeter 2 For large scale development with frontages greater than 30 meters 100 feet surface parking areas should be provided to the rear of the lot where possible 3 Site design should demonstrate a thoughtful approach to Crime Prevention Through Environmental Design CPTED including natural surveillance from the street to the building adequate lighting and access control 4 Where larger setbacks are used developments must provide landscaping to soften the appearance of the site from view of public highways 5 Landscaping should be used to delineate property boundaries and access DRAFT Official Community Plan 83

6 0 DEVELOPMENT PERMIT AREAS 6 Low maintenance plantings and landscape design that uses indigenous plantings that are not wildlife attracting are desired 7 Waste disposal bins must be contained within an enclosure to screen from view and prevent access by wildlife 8 Site lighting should be sharp cut off at the horizontal plane and directed towards the ground provided that CPTED principles can be addressed 9 Adequate space must be identified for on site storage of snow 10 Developments are encouraged to provide spaces for public art or otherwise integrate public art into the building or site design 11 The following guidelines respecting signs shall apply a All signs should be architecturally coordinated with the overall design of buildings and landscaping b Signs with temporary and changeable lettering are not supported except where clearly required due to the nature of the business activity c Signage should be unobtrusive and should not detract from the form and character of the site or adjacent properties d Where free standing signs are illuminated favourable consideration shall be given to external lighting sources High intensity panel signs shall be avoided 6 1 7 Commercial Industrial Form and Character Development Permit Area 6 1 7 A Designation Those lands within the District of Elkford that have been designated for Service Commercial and or Industrial lands are identified on Schedule C Commercial Industrial Form Character Development Permit Area are designated as a development permit area pursuant to Section 488 1 f of the Local Government Act LGA 6 1 7 B Purpose and Justification The purpose of the designation of lands in the District of Elkford as the Commercial Industrial DPA is the Establishment of objectives for the form and character of commercial industrial or multi family residential development 84 District of Elkford

6 0 DEVELOPMENT PERMIT AREAS 6 1 7 C Exemptions A development permit is not required for the following 1 Internal alterations to a building 2 Accessory structures which are not within view of a public highway or public trail or viewpoint 6 1 7 D Guidelines Building Siting Massing and Form 1 Subject to these guidelines buildings may be sized designed and located as desired to address the needs of the operation subject to zoning bylaw setback requirements 2 Buildings should utilize a colour palette that reflects the natural environment around Elkford including shades of greys browns greens and blues Reds yellows purples and other bright colours are discouraged unless their use has another meaning that is supported by other aspects of this Plan 3 Exterior lighting on buildings must be sharp cut off at the horizontal plane and directed towards the ground 4 Roof pitches should direct snow away from building entrances and any areas where pedestrians are expected to travel or gather Site Design Landscape Parking and Snow Management 5 Developments must provide landscaping to soften the appearance of the site from view of public highways 6 Landscaping should be used to delineate property boundaries and access 7 Low maintenance plantings and landscape design that uses indigenous plantings that are not wildlife attracting are desired 8 Areas for outdoor storage of materials products or equipment should be screened from view of public highways 9 Waste disposal bins must be contained within an enclosure to screen from view and prevent access by wildlife 10 Site lighting must be sharp cut off at the horizontal plane and directed towards the ground 11 Adequate space must be identified for on site storage of snow DRAFT Official Community Plan 85

7 0 Making it Happen

8 0 Maps

Schedule A i

Schedule A ii

Schedule B Schedule B i

Schedule B ii

Schedule C