Revelstoke Bylaw
Listing

BYLAW 1519

• provide guidance to Council when making decisions on matters such as what land uses should occur where, and how these land uses should be serviced by roads, water, sewer and other infrastructure.
• provide certainty to residents and property owners regarding the future form and character of their neighbourhoods specifically and the community generally.

The scope of an OCP is governed by Section 945 of the Municipal Act. This Act prescribes the content of the OCP and sets out a process for adoption by Council. Matters which must be dealt with in an OCP include:

• the approximate location, amount, type and density of residential development required to meet anticipated housing needs over a period of at least five years;
• the approximate location, amount, and type of present and proposed commercial, industrial, institutional, agricultural, recreational and public utility land uses;
• the approximate location and area of sand and gravel deposits that are suitable for future sand and gravel extraction;
• restrictions on the use of land that is subject to hazardous conditions or that is environmentally sensitive to development;
• the approximate location and phasing of any major road, sewer and water systems;
• the approximate location and type of present and proposed public facilities, including schools, parks, and waste treatment and disposal sites.

Context of the Official Community Plan

General Description

1.2 .1 Revelstoke is located in the interior of British Columbia, approximately 640 km east of Vancouver and 400 km west of Calgary. The community boasts a spectacular setting on the Columbia River between the Selkirk and Monashee Mountain ranges. The Revelstoke region's resources contributed much to the development of the community. Mineralization in the surrounding mountains stirred early activity in the area. The forests of the Revelstoke area are comparable to those found in Coastal BC and extraction and processing are traditional activities in the community. The water resources of the Columbia River have been utilized extensively for hydro-electric production. Transportation corridors running both east-west (Highway #1 - Trans-Canada) and north-south (Highway #23) and including the Canadian Pacific Railway mainline, link Revelstoke with other areas of BC, Alberta and beyond. The City borders onto Mount Revelstoke National Park on its north and east boundaries.

Historical Development

1.2 .2 Revelstoke's history dates back to gold and base metal mining activity and the building of the initial operation of the Canadian Pacific (CPR) in the late 1800s. The subsequent decision of the CPR to establish their main operation offices of the Shuswap and Mountain subdivisions contributed to the stabilization of the local economy and the growth of the community.

By the turn of the century, forestry and lumber processing became the second major primary industry in Revelstoke. From 1900 to 1960, the community grew at a gradual, steady pace with railway and forestry continuing to be the mainstays of the economy. Between 1960 and 1965, the community experienced rapid growth as a result of the construction of the Trans-Canada Highway through the Rogers Pass and the expansion of the CPR. The former opened the area up to the tourism which, together with the construction activities, further diversified the local economy.

During the 1970s, there was little growth in the railway and tourism sectors. However, with construction of the Mica Dam in the early 1970s and the start of the Revelstoke Canyon Dam in the late 1970s, there was a significant increase in the importance of construction in the community. Clearing of reservoirs created by the dams also brought substantial growth in the forestry sector.

The early 1980s were a relatively buoyant time for the Revelstoke economy with the development of the Goldstream Copper Mine, construction of the Revelstoke Dam and the commencement of the Rogers Pass Tunnel Project and double tracking by CP Rail. However, with the completion of the Revelstoke Dam and the poor world market for primary wood products and minerals, the Revelstoke economy was weakened with the closing of its major sawmill and the Goldstream Mine during the mid-1980s. Revelstoke has since recovered from the economic recession with the reopening of the Downie Street Sawmill and expansion in the forest management, logging and processing sectors. In addition, there has been a significant increase in the tourism and service sectors.

Revelstoke is continuing to look to its natural resource base to sustain the community's economy in the coming years. Local processing of materials is a key area of emphasis, as demonstrated by the community's commitment to initiate the Revelstoke Community Forest Corporation in 1992. Community support for this direction is demonstrated further by the results of a community survey which showed 74% of respondents placing high or medium priority on continuing forestry activity. Tourism will also continue to play a major role, with people drawn to the neighbouring National and Provincial Parks, the wealth of outdoor recreation opportunities offered in the surrounding mountains, and the Mt. Mackenzie ski area which is proposed to form the focus of a major resort development. Seventy-eight percent of respondents to the community survey placed high or medium emphasis on tourism as an economic development focus.

Community Vision

1.2 .3 A community's vision for itself goes beyond strictly economic considerations to include social, environmental and other factors. A citizen-based group has articulated a vision for Revelstoke which has been accepted by Council and is set out as follows:

Revelstoke will be a leader in achieving a sustainable community by balancing environmental, social and economic values within a local, regional and global context.

Building on its rich heritage and natural beauty, this historic mountain community will pursue quality and excellence. Revelstoke will be seen as vibrant, healthy, clean, hospitable, resilient and forward-thinking. It will be committed to exercising its rights with respect to decisions affecting the North Columbia Mountain region.*

Community priorities include:

• opportunities for youth;
• economic growth and stability;
• environmental citizenship;
• personal safety and security;
• responsible and caring social support system;
• first class education system;
• local access to life-long learning;
• spiritual and cultural values;
• diverse forms of recreation.

All residents and visitors shall have access to the opportunities afforded by this community.

* An area roughly bounded by Eagles Pass to the west, Donald to the east, Mica to the north and Trout Lake to the south.

Guiding Principles for Development

1.2 .4 The community vision can be translated into a number of considerations to be taken into account as new development occurs. These considerations are relevant whether "new development" comprises a small residential subdivision or a major resort development.

• Quality of Development
  New development in Revelstoke must exhibit high standards of quality in terms of design, materials, landscaping and site maintenance and overall appearance. Integration with the existing form and character of surrounding land uses is another key consideration. Quality of development must be viewed over the long-term with attention paid to maintenance and upgrading long after the final touches have been placed on new development.
   
• Environmental Responsibility
  The community of Revelstoke considers the concept of environment in the broadest sense. It therefore includes not only the natural environment but also man's place within it and potential impacts upon it. The community is committed to continuing environmental responsibility. This posture relates to both private and public sector development. The City will ensure that private development respects sensitive habitats, riparian areas, drainage courses and other environmental features. Furthermore, the City will ensure that its sewage treatment/disposal, storm drainage and other practices are conducted in an environmentally responsible manner. Finally, the overall shape of the community will emphasize infill development over expansion into peripheral natural areas, use of non-automobile modes of transportation and other similar responsible actions.
   
• Sustainable Community
  As articulated by the community vision, it is Revelstoke's objective to be a sustainable community. The priorities listed above indicate the path which Revelstoke will follow to achieve sustainability. These encompass environmental, economic and social considerations which are woven throughout this plan. These in turn can translate into directions for decision-making on topics as diverse as how the Revelstoke Community Forest Corporation should conduct its affairs to the best manner in which to integrate community care facilities into a neighbourhood. The concept of community size is also closely linked. Results from the community survey showed that 76% of respondents felt that 8,000 - 12,000 was the optimum community size.
  
  As the community approaches the 12,000 threshold, there are tools which could be used to manage further growth. Land use decisions can influence growth of the community. Redesignation of residential lands to higher densities or other lands for commercial/industrial use would foster growth. Similarly, release of urban reserve or Agricultural Land Reserve lands would also provide for further development and growth. Careful decisions will have to be made in these areas as the 12,000 population threshold approaches.
  
  Another tool which can be used to manage growth is provision of infrastructure, particularly water and sewer services. Specific thresholds can be set for such services (water supply and storage facilities, wastewater treatment capacities) and no extensions considered. Furthermore, the City can strongly discourage any proposals to provide additional infrastructure beyond these thresholds through financial and other measures.
   
• Social Considerations
  The City will take social considerations into account when contemplating new development. The scope of these considerations is quite broad, ranging from providing secure public areas by means of appropriate lighting through to ensuring sufficient appropriately zoned land is available for development of necessary social institutions. The City will also take a pro-active role in certain areas, such as through undertaking a strategy for affordable, special needs and rental housing in the community.
   
• Co-operative Approach
  The City will take a co-operative approach in dealing with members of the development community. The basis of this approach is to work together in striving to achieve high quality developments which meet the objectives of the community and the property owner. In order to achieve this, meaningful dialogue will be encouraged even when it is not mandated by the provisions of the Municipal Act or other legislation. Where it becomes apparent that this approach is not working, the City will maintain basic Official Community Plan, Zoning, Subdivision and other regulations and provisions which can be utilized. The City's Advisory Planning Commission will be an integral part of this whole process.
  
  The co-operative approach is relevant not only to new development, but also to the ongoing City's relationship with senior government agencies and others.
   
• Heritage Considerations
  Revelstoke is fortunate to have many buildings and features of considerable heritage value. These include both heritage sites such as the Court House and other features such as homes and entire neighbourhoods which harken back to the early days of the community. Care must be taken to preserve worthy heritage features and to ensure that any new development is well-integrated with existing heritage values.
   
• Neighbourhood Form and Character
  There are many elements which comprise a neighbourhood. They include existing land uses, complementary activities such as schools and parks, traffic patterns, social patterns and other intangible factors. While this community plan provides general direction with respect to neighbourhood form and character, ongoing care must be taken in implementing the plan to ensure that these critical features are fostered and maintained.

Process

1.3 There were three main phases involved in updating the Revelstoke Official Community Plan. They were:

• Phase 1 - Background Research and Initial Public Consultation
  This phase began with a community survey distributed to all households in Revelstoke and completed by nearly 1,000 of these households. The results of the survey provided a solid foundation for this Plan. This foundation was strengthened through a series of meetings held with City Council, Advisory Planning Commission and relevant local agencies (e.g. Parks Canada, CP Rail, School District and others). A public meeting was then held to ensure that the concerns of the general public were properly reflected in the Plan.
   
• Phase 2 - Preparation of Draft Official Community Plan
  A draft Plan was prepared and reviewed by City Council, Advisory Planning Commission and the public. Once revised, the Plan was circulated to relevant Provincial government agencies including the Ministries of Transportation and Highways, Municipal Affairs, Environment and the Agricultural Land Commission.
   
• Phase 3 - Completion and Adoption of Official Community Plan
  Based on the outcome of Phase 2, the final Plan was prepared, considered at a Public Hearing and adopted by Council.

Structure of the Plan

1.4 The Official Community Plan consists of two different components. One component contains the force and effect of the Bylaw. The other component is provided only for information and convenience. The sections which have the force and effect of the Bylaw are as follows:

• Sub-Areas and Plan Map Designation;
• Objectives;
• Policies;
• Development Permit Areas;
• Temporary Commercial and Industrial Use Permits;
• Implementation;
• Schedule B - Sub-Area Map;
• Schedule C - Land Use Map;
• Schedule D - Environmentally Sensitive and Hazardous Areas;
• Schedule E - Development Permit and Temporary Commercial and Industrial Permit Areas;
• Appendix I - Building Design Guidelines.
  
  The sections that are provided only for information and convenience are as follows:
   
• Introduction;
• Background discussions in Sections 3 through 19;
• Appendix II - Revelstoke Heritage Features.
• Appendix III - Central Revelstoke Inset Map (clarifies land use designations shown on Schedule C)
• Appendix IV - Big Eddy Inset Map (clarifies land use designations shown on Schedule C)

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