Interlakes Official Comunity Plan
Note: The following is an excerpt of the Interlakes Official Comunity Plan (2004), converted to HTML. This excerpt is for reference purposes only and is not a legal document.
TABLE OF CONTENTS
An Official Community Plan is a document intended to be a statement of broad objectives and policies regarding the form and character of land uses within the geographical area affected by the Plan.
The objectives and policies contained within this Plan reflect interests of the community and agencies to whom the Plan was referred. Consultation was initiated with First Nations, the School District No. 27, the Thompson-Nicola Regional District, Advisory Planning Commissions for Electoral Areas “H” and “L”, the Agricultural Land Commission, BC Hydro, and government ministries, including Sustainable Resource Management, Water, Land and Air Protection, Interior Health Authority, Ministry of Forests, Ministry of Transportation, Ministry of Community, Aboriginal and Women’s Services, and Agriculture, Fisheries and Food. Public consultation commenced in June 2003, with a public participation session, and followed up with a questionnaire, and presentation of a draft plan. The community will continue to be informed on both amendments to the Plan and zoning amendments through the public hearing process of the Local Government Act.
Once adopted, the Plan will provide a reference for both the public and investors on anticipated land uses. In addition, the Plan will serve to inform senior government authorities on interests of the community, thereby encouraging the undertaking of actions that are consistent with the Plan. The Interlake Official Settlement Plan was in effect for about 20 years; the current Plan will be reviewed as required by legislation or changing community interests. Legislation does require that the Plan provide for housing needs for at least a 5-year period.
It is important to distinguish between an Official Community Plan and a Zoning Bylaw. The Official Community Plan is seen as land use direction over a macro-scale, where a Zoning Bylaw establishes land uses, setbacks, etc., respecting the policies and designations of the Official Community Plan on a micro-scale. For example, an Official Community Plan may establish a block of land as being designated Commercial. The corresponding Zoning Bylaw may further break down the uses into specific commercial uses, such as General Commercial, Tourist Commercial etc., with uses specific to the theme of the zone. Section 884 of the Local Government Act provides that where an Official Community Plan is adopted, any subsequent bylaw (including zoning bylaw) must be consistent with the Plan. Where a zoning bylaw is being considered by the Regional Board but not adopted prior to the adoption of the Official Community Plan, the Local Government Act provides that the zoning bylaw is deemed consistent with the Official Community Plan.
In addition to the Zoning Bylaw, the Official Plan can also be implemented by Development Permits, Temporary Commercial and Industrial Use permits, and Covenants (Section 219 of the Land Title Act).
QUALITY OF LIFE
CULTURE AND HERITAGE
2.0 RESOURCE AREA / UNSURVEYED CROWN LAND
Together with agriculture, resource uses such as forestry, compose the backbone of the economy of the Cariboo. Much of the plan area is Crown Land, including Unsurveyed Crown Land. For all intents and purposes the land use designation of Unsurveyed Crown Land on Schedule ‘B’ is to fully comply with objectives and policies for lands designated Resource Area. It is necessary to recognize the value inherent in the resource areas, both for open space, recreation, resource extraction, as well as for employment generation. Land and Water British Columbia, Inc. (LWBC) is the agency charged with development and marketing of Crown land. Areas of the Plan area are used for wildlife corridors, and may contain old growth forest.
Schedule ‘D’, entitled Environmental Values, indicates attributes such as mule deer winter ranges, old growth management areas, critical fish habitat, and water quality sensitivity ratings. Old Growth Management Areas are areas of crown land forest that are managed in order to provide ecosystem benefits attributed to old growth trees. Old-growth forests support assemblages of plants and animals, environmental conditions, and ecological processes that are not found in younger forests (younger than 150-250 years) or in small patches of large, old trees.
Mule deer ranges are areas of forested land that provide food and cover critical to winter survival of mule deer. Deer migrate to these areas from long distances in order to utilize these particular ecosystems during the winter months. Both mule deer and old growth management areas are considerations by government ministries in any Crown land development plans. We have provided this information only for resource identification, but have not written policy. Individual landowners may consider this information when planning subdivision layout.
The Regional Board has expressed high value on the lakes, rivers and critical fish habitat. To this end, Section 10.0 (Development Permit areas) of this Plan has established policy to protect perhaps one of the most significant features of the Plan area, that being lakes and waterways.
Visual resources are scenic, natural landscaping that can be used to buffer other uses, such as forestry practices. They can create to quality of life through the visual attraction by retention of natural landscape features.
Commercial activities provide a source of employment as well as basic services to the community. Commercial resorts and campsite are important uses within the Plan area, and serve a vital tourism role.
3.3 Specific Commercial Policies
Industrial uses play a minor role in land use on the Interlakes Plan area. At present, only two areas have Industrial zoning, being the Fawn Lake Lumber site on Highway 24, as well as some of the properties at the commercial/industrial Interlakes Corners Development. The Interlake Official Settlement Plan recognized the rural and recreational nature of the plan area and believed the area was unsuited to large-scale industrial development. As a result, processing and manufacturing activities are limited within the area. The Fawn Lake Lumber site has both a restrictive zone as well as a restrictive zone prohibiting subdivision as well as limiting land uses.
The Interlakes Corners site is zoned to permit a multitude of commercial and different scales of industrial use, ranging from Light Industrial to limited Heavy Industrial, however, the current maximum site area of some 1.2 hectares (3 acres) will limit the scale of industrial development.
Responses from a questionnaire prepared to obtain opinion on future development of the Plan area indicated that employment generation was desirable in the area. Undesirable land uses identified included sawmills, pulpmills, animal processing operations, and scrap yards.
4.3 The Interlakes Corners Development
The Interlakes Corners development is located at the intersection of Highway 24 and Horse Lake Road. It has been established as a mixed-use commercial/industrial serviced strata development, consisting of such present uses a building supply store; small strip mall with restaurant and convenience store; car/truck wash; real estate office, and a proposed neighbourhood pub. There are many lots available for development, with uses as permitted by zoning regulation. Expansion of the development is encouraged to full build-out, as its location serves the entire Interlake plan area. In order to enhance the visual quality of the development, the area is defined as a Development Permit area. Due to the varied commercial/industrial uses, the development will be referred to as the ‘Interlakes Corners’ on Schedule ‘E’. A previous zoning application has established uses for the development. Any expansion beyond the presently designated area will require compliance with the applicable industrial or commercial policies of this Plan.
A prevalent land use within the Interlakes Plan area is residential use, mostly located in clusters around the many lakes of the area. These properties are used both by seasonal occupants, as well as by permanent residents. The Interlake Official Settlement Plan had made provisions for ample land to accommodate both the development that existed at the time of Plan adoption, as well as for future development. The background report prepared in 2003 indicated from BC Assessment data, that many residential lots were still undeveloped, yet designated and zoned for residential use. It is recognized that some of these lots are not strongly desirable due to factors such as lot configuration, soil characteristics and topography. Nevertheless, the Interlakes Area Official Community Plan has not increased the amount of land designated Residential from the Settlement Plan, but will provide for consideration of additional Residential designations by a sustainable and managed approach.
The Settlement Plan did make provisions for a minimum lot area of 0.8 ha and a specified minimum frontage of 45.5 m in the Lakefront Residential designation. Previous and current zoning bylaws have provided for a minimum of 0.4 ha lots with a specified water frontage requirement of 45.5 m. A public consultation in the form of a questionnaire indicated that most respondents favoured the retention of the current criterion. It will therefore be required to create a new zoning classification for 0.8 ha lakefront lots.
Deka Lake has historically been designated Lakefront Residential as well as Seasonal Residential. As the major subdivisions were created prior to any comprehensive referrals to the Ministry of Health, many lots have poor soil characteristics for on-site sewage disposal. Due to the small lot areas, the Settlement Plan had provided for minimum site areas of 0.4 ha and 45.5 m of minimum frontage. In addition, some areas were designated for Seasonal Residential, as the poor soil characteristics for on-site sewage disposal did not warrant permanent occupancy. Some 60 percent of the Seasonal Residential designated properties are vacant. During the term of the plan, the Regional Board will consider solutions to address environmentally sustainable development of the previously established Deka Lake residential lots.
This section of the Plan reflects the predominant intense land use as being residential. The public consultation process indicated largely that sufficient land was available for development. The respondents were concerned about quality of life and believed the low-density development should be retained. Some interest was noted in developing interior lots, in the interests of leaving some lakes areas in a natural state.
6.0 PARKS, RECREATION, AND OPEN SPACES
7.0 ADMINISTRATIVE, CULTURAL AND INSTITUTIONAL
9.0 TEMPORARY COMMERCIAL AND INDUSTRIAL PERMITS
10.0 DEVELOPMENT PERMIT AREAS
LAND RECOMMENDED FOR BLOCK EXCLUSION FROM THE AGRICULTURAL LAND RESERVE
Sheridan Lake East
Lots 8, 9, 10 & 11, District Lot 4281, Lillooet District, Plan 18363
Sheridan Lake West
District Lots 4465 & 4466, Lillooet District
Lots 1 – 5, District Lot 4302, Lillooet District, Plan 37144