Area C OCP & Zoning - Pemberton Valley Agricultural Area Plan Implementation

Contact Information

Public Information Meeting
Wednesday April 11, 2018
6:30 pm - 9:00 pm
Great Hall, Pemberton Community Centre
7390 Cottonwood Street

Please provide your comments by email to: planning@slrd.bc.ca.

Squamish-Lillooet Regional District
Planning & Development Services
Telephone:  (604) 894-6371
Toll-free: 1 (800) 298-7753
Email: planning@slrd.bc.ca
Fax:  (604) 894-6526
Mail:  PO Box 219, Pemberton, BC  V0N 2L0
In Person:  1350 Aster Street, Pemberton, BC

Apr 17, 2018
Electoral Area C

Electoral Area C

SLRD staff have been conducting a review of the current Electoral Area C Official Community Plan (OCP) Bylaw No. 689, 1999, and Zoning Bylaw No. 765, 2002.  One of the primary goals of this project is to implement the Pemberton Valley Agricultural Area Plan (PVAAP) in Electoral Area C that was adopted in 2012 by the SLRD Board.  The implementation of the PVAAP is being done through amendments to the OCP and Zoning Bylaw, particularly with respect to agricultural zoning and related regulations. 

SLRD staff make recommendations to the Board on bylaws and applications.  The Electoral Area C Agricultural Advisory Committee is a group of members of the public appointed by the SLRD Board to advise the Board on agricultural matters, bylaws, and applications in and adjacent to the Agricultural Land Reserve.  The SLRD Board is the decision-making body that considers and reviews all the information and recommendations from staff, advisory committees, applicants, and the public. 

ELECTORAL AREA C ZONING AMENDMENT BYLAW NO. 1549-2017

Squamish‐Lillooet Regional District Electoral Area C Official Community Plan Bylaw No. 1484-2017 and Zoning Bylaw No. 1485-2017 were given second reading on July 26, 2017, and a public hearing was held on September 13, 2017. Both are comprehensive bylaws that were intended to replace the current Electoral Area C OCP Bylaw No. 689, 1999 and Electoral Area C Zoning Bylaw No.765, 2002. 

After the Public Hearing in September 2017, and based on the issues raised, it was decided by the SLRD with the support of the Area C Director to separate out the agricultural regulations from the rest of the proposed new zoning bylaw. Thus, the proposed Squamish-Lillooet Regional District Electoral Area C Zoning Bylaw No. 765, 2002, Amendment Bylaw No. 1549-2017 will incorporate the updated agricultural regulations into the existing Area C Zoning Bylaw No. 765. 

At this time, no amendments to the Electoral Area C OCP Bylaw No. 689, 1999 are proposed.  Bylaw No. 1549-2017 would affect Zoning Bylaw No. 765, 2002 only.  In order to provide clear and accurate public information regarding the proposed Zoning Amendment Bylaw No. 1549-2017, the following documents have been prepared:

Public Information Meeting

A public information meeting on Electoral Area C Zoning Amendment Bylaw No. 1549-2017 that updates the existing Electoral Area C Zoning Bylaw No. 765, 2002 was held on Wednesday April 11, 2018 from 6:30 pm – 9:00 pm in the Great Hall at the Pemberton and District Community Centre, 7390 Cottonwood Street, Pemberton, BC

Staff Reports

The following staff reports provide an update on Zoning Amendment Bylaw No. 1549-2017.  Zoning Amendment Bylaw No. 1549-2017 received 2nd reading as amended at the January 24, 2018 SLRD Board meeting.

The proposed agricultural zoning and related regulations in Zoning Amendment Bylaw No. 1549-2017 are predominantly the same as those proposed in the Area C Zoning Bylaw No. 1485-2017 that was presented at the public hearing in September 2017.  There was extensive public engagement involved regarding the agricultural regulations, which also flowed from the previously adopted Pemberton Valley Agricultural Area Plan. There have been numerous SLRD Board resolutions regarding the implementation of the Pemberton Valley Agricultural Area Plan, the farm residential footprint regulations, and the required updates related to agritourism activities, gathering for an event uses, and other recent ALR Regulation changes. 

A local government zoning bylaw must not prohibit land uses that the provincial Agricultural Land Commission Act (ALCA) and ALR Use, Subdivision, and Procedure Regulation allows without an application to the ALC.  A local government zoning bylaw must also not permit land uses that the provincial ALCA and Regulation does not allow without an application to the ALC. A property owner must adhere to both the provincial ALCA and Regulation, as well as a local government zoning bylaw.  Both provincial and local government regulations are concurrent jurisdication and mutually support each other to protect agriculture and agricultural land from residential and non-farm use development and sprawl.

HISTORICAL:
Electoral Area C Official Community Plan Bylaw No. 1484-2017 & Zoning Bylaw No. 1485-2017

The SLRD Board has identified the main issues for the Review to address:

  • enhancing agriculture,
  • strengthening the protections for agricultural uses in the Agricultural Land Reserve (ALR), and
  • ensuring that ALR land is used for farming.

The SLRD Board has directed that the Plan should implement the Pemberton Valley Agricultural Area Plan (PVAAP) as much as possible.  Specific actions to be incorporated into the OCP and Zoning include:

  • establishing a Development Permit Area for the protection of farming for lands adjacent to farmland, and
  • regulating the size and siting of residential uses in the ALR.

Rural Zoning

The Rural zoning for Electoral Area C is also undergoing changes though many of them are more cosmetic than substantial.  The existing RR1 zone in Bylaw No. 765 has several subzones within it including RR1RES, RR1RES(SD), and RR1RM.  The proposed Bylaw No. 1485 has RR1, RR2, and RRM zones that were created to replace the subzones and clean up the existing RR1 zone text.  Please contact the SLRD Planning Department directly for your current and proposed zoning.  In general, though not necessarily true in all cases, properties zoned:

  • RR1RES and RR1RES(SD) under Bylaw No. 765 become RR1 under Bylaw No. 1485
  • RR1 under Bylaw No. 765 become RR2 under Bylaw No. 1485
  • RR1RM under Bylaw No. 765 become RRM under Bylaw No. 1485

The proposed RR2 zone is substantially similar to the existing RR1 zone with the exception of campgrounds and golf courses being removed as permitted uses because they are potentially disruptive and are better dealt with through a rezoning application process.

Visit the SLRD's Bylaw Directory and filter for 'Electoral Area C' and 'Zoning and Land Use Bylaws' for links to all of the current zoning bylaws and maps for Electoral Area C.

Other Local Governments

Electoral Area C area contains within its boundaries Indian Reserve (IR) Lands and the Village of Pemberton, which are separate government entities. The Area C OCP and Zoning Bylaw have no jurisdiction over IR or Village of Pemberton land areas. Consultation with and review of the policies for these areas will be made to ensure that the policies for the different jurisdictions do not conflict with each other.

Some lands have been transferred to the Village of Pemberton and the Area C OCP and Zoning Bylaw must be reviewed and amended as necessary to accurately reflect this. The Village of Pemberton approved a revised OCP in 2011 and the Area C OCP and Zoning Bylaw must be reviewed and amended if necessary to reflect this.


Public Hearing

A Public Hearing was held on Wednesday, September 13, 2017 at 7:00 p.m. at the SLRD Boardroom (1350 Aster Street, Pemberton) to consider the following:

Public Meetings

A public meeting was held on Wednesday, March 15, 2017 from 7:00 p.m. - 8:30 p.m. at the Blackwater Creek School (9667 Pemberton Portage Road, D'Arcy). The meeting was intended to provide general information on the whole Area C Official Plan and Zoning Review and provide an opportunity for people to review proposals and provide input into OCP and Zoning content for Area C. Learn more here

A public meeting was held on Wednesday, February 8, 2017 from 7:00 p.m. - 9:00 p.m. in the SLRD Boardroom (1350 Aster Street, Pemberton - 2nd Floor). The meeting was intended to provide general information on the whole Area C Official Plan and Zoning Review and provide an opportunity for people to review proposals and provide input into OCP and Zoning content for Area C. Learn more here. 

February 8, 2017 - Open House - PowerPoint Presentation:

It is customary the OCPs be reviewed every 5 - 10 years.  It has been 17 years since the current OCP was approved in 1999.  Many amendments have been made and some planning actions in the 1999 plan have been successfully completed.

It is also customary that Zoning Bylaws be reviewed every 5 - 10 years or after the adoption of a new Official Community Plan (OCP).  The Area C Zoning Bylaw was completed in 2002 and has been amended many times but a full review has not been done.  The review of the Area C OCP and Zoning Bylaw will be done together which will enable them to be fully aligned with each other.

Land Use Contracts

The Provincial government amended the Local Government Act this year with respect to Land Use Contracts, and requires that all LUCs in the province be terminated by June 30, 2024 with zoning bylaws to be in effect for those areas by June 30, 2022.  This is an on-going process in local governments throughout the province.

There are six Land Use Contracts (LUC) still in effect in Electoral Area D.  SLRD staff are intend to incorporate five of the six Land Use Contracts in Area C into zoning as part of the overall review.
•    4D Ranch LUC 123
•    Birkenhead Lake Estates LUC 122
•    Edwards Kia Ora Court LUC 47
•    McGillivray Falls LUC 87
•    Ponderosa Estates LUC 117.

Staff will meet with the affected land owners.  The Lillooet Lake Estates/Heather Jean Developments LUC 88 will be discharged under a separate process.

Staff Reports

Draft Map Documents

ALR Regulations - July 2016 changes

As per the recent news release, the Provincial Government announced changs to the ALR Use, Subdivision, and Procedure Regulation regarding agritourism activities and non-farm commercial events.  These new regulations were developed by the Ministry of Agriculture.  The Order-in-Council (602) that outlines the amendments can be found here:  http://www.bclaws.ca/civix/document/id/oic/oic_cur/0602_2016

How do I get involved?

Watch for notices of these meetings on our website and ads in the newspaper. We also ask that people spread the word with their neighbours about the process and the opportunity to be a part of it.

You can comment directly to this email address:  planning@slrd.bc.ca  citing “Area C OCP and Zoning Bylaw Review” in the subject line.

For more information, please click on the links provided.  More information will be posted as it becomes available.

 

Inside the SLRD > Current Projects & Initiatives > Area C OCP & Zoning - Pemberton Valley Agricultural Area Plan Implementation