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NOTE: This office consolidation if not an authoritative text of law and is produced solely as a convenience to the user. The authoritative text of law is in the original bylaw and the amending bylaws.
THE CORPORATION OF THE
CITY OF GRAND FORKS
OFFICIAL COMMUNITY PLAN BYLAW NO. 1541, 1998
P.O. Box 220 (420 Market Avenue) 250-442-8266 Grand Forks, B.C. Fax: 250-442-8000 V0H 1H0
Table of Contents Page
Section 1.0 Introduction…………………………………………….02
Section 2.0 Goals and Principles of the Plan……………………….04
Section 3.0 Land Use Map Designations..........…................…........08
Section 4.0 Agriculture....................................................................09
Section 5.0 Residential....................................................................14
Section 6.0 Comprehensive Development Plan Areas......................25
Section 7.0 Commercial..................................................................30
Section 8.0 Industrial.......................................................................40
Section 9.0 Institutional...................................................................47
Section 10.0 Park and Open Space.....................................................50
Section 11.0 Hillside and Resource District.......................................56
Section 12.0 Hazardous Areas...........................................................59
Section 13.0 Roads and Transportation..............................................62
Section 14.0 Servicing - Sewer, Water and Drainage.........................66
Section 15.0 Heritage........................................................................76
Section 16.0 Quality of Life..............................................................78
Section 17.0 Sand and Gravel Resources...........................................81
Section 18.0 Temporary Commercial and Industrial Use...................83
Section 19.0 Development Permit Areas...........................................84
Section 20.0 Implementation...........................................................103
Schedule B Land Use Map
Schedule C Development Permit Area Map
Schedule D 200 Year Floodplain Limit
Schedule E Major Street Network Plan
Schedule F Westend District Comprehensive Development Plan #1 Map Schedule G Westend District Comprehensive Development Plan #1 Text
Introduction SECTION 1.0 The Official Community Plan 1.1 The Official Community Plan (OCP) is a policy tool used by Municipal
governments for land use planning. A Community Plan is a general statement of goals and policy objectives related to the form and character of current and future land use and servicing requirements in the area covered by the plan. The Community Plan provides some level of certainty to residents and land owners regarding the location and nature of change in the community. The OCP also provides guidance to Municipal Councils when they are faced with making decisions related to development, zoning, and the services required to accommodate growth.
The Plan delineates Policy by which Grand Forks Council and the public
can evaluate development proposals to ensure manageable population and economic growth. The Plan forms the basis for land use bylaws and capital expenditures, and is to be consistent with the City’s waste management plans, public works programs and other capital expenditures of the City.
1.2 Scope of the Official Community Plan Section 877 of the Municipal Act outlines the required content of an
Official Community Plan. The Act outlines the framework for community goals, objectives and policies. A Community Plan must be flexible to provide adaptability to meet changes in the community. The planning horizon is 5 years in the short term and 15 to 20 years for longer term considerations.
1.3 Basis of the Official Community Plan This Community Plan provides a great deal of respect for community
values and goals. The Plan provides a community vision for Grand Forks that reflects values and priorities which have been articulated by Council and the general public. The Community Plan was prepared following extensive local consultations which included public surveys, public open house meetings, discussions with Council, focus groups and meetings with relevant agencies. The OCP can achieve consensus; yet for some issues, the OCP represents a compromise between opposing views.
1.4 Interpretation
An Official Community Plan means a Community Plan as defined in
Section 876 of the Municipal Act and adopted by Council in accordance with the requirements of the Municipal Act.
1.5 Administration The Official Community Plan shall come into effect as of the date of formal
adoption by Council. Any proposal for development or redevelopment shall be reviewed
according to the policies embodied in the text of this Bylaw. All rezoning proposals and bylaws enacted shall be consistent with the Official Community Plan.
In order that the document continues to accurately reflect the long-range
planning objectives of the City of Grand Forks, there will be a major review every five years.
Council may hold a Public Hearing at any time to consider a community
plan amendment if it is deemed to be in the public interest. All bylaws and works enacted shall be consistent with the Official
Community Plan.
Goals and Principles of the Plan SECTION 2.0 1. Reinforce the City Centre as the historic focus of commercial and
institutional activity, and the premier town centre for the region. 2. Accent the heritage values of the City through preservation of critical
heritage architecture and sites, and enhancement where possible.
3. Build upon the complete community concept by permitting increased housing density in the inner City and a mix of commercial and residential uses in select precincts of the City.
4. Encourage new development and redevelopment to be comprehensively planned through the use of neighbourhood and comprehensive (area structure) plans.
5. Protect the integrity of the traditional low density residential neighbourhoods through sensitive and timely transition, design guidelines, land replots and zoning provisions.
6. Protect the environment and natural diversity of the community in a sustainable manner, carefully integrating natural features into development through responsible development practices and design. Development will be limited and, if necessary, prohibited in natural hazard areas such as the flood plain.
7. Encourage a diversity in housing stock including affordable housing for low income families and individuals, housing for the elderly, and housing for people with special needs.
8. Manage urban growth by preventing the spread of residential and commercial development into rural areas of the City and through on-going dialogue with the Regional District of Kootenay-Boundary. The fine-tuning of the Agricultural Land Reserve and any municipal boundary expansion will be closely evaluated before changes are made to either of them. The plan also recognizes the importance of maintaining the rural character interspersed throughout the community.
9. Promote a healthy and safe environment by enhancing sanitary sewer service, water supply and storm drainage planning. The servicing program must be both environmentally and financially sustainable to benefit the community.
10. Improve mobility by creating more opportunity for safe and convenient movement around the City by foot and cycle, and eventually transit. This means maintaining an effective road network for moving goods and people by vehicle, while working to reduce our reliance on the automobile over time.
11. Build a network of open spaces, greenways, parks and trails, linking neighbourhoods to the downtown and riverfront, while providing recreational amenities for residents and tourists. Preserve and provide public access to the riverfront through the establishment of a buffer zone between the two rivers and commercial and residential development. The City will reserve land it currently owns for this purpose and it will acquire other riverfront property as it becomes available, either through land swaps or outright purchase. Steep slopes and hillsides will be carefully planned and protected where necessary to maintain the aesthetic appeal of the topography within and between developed areas.
12. Enhance the visual appearance of the entire community through well-designed streetscaping, landscaping, land use designations, heritage preservation and quality built form. This plan calls for an expanded revitalization and beautification program of the commercial core, and the highway corridor (Central Avenue), including “gateway” treatment into the downtown off the highway. Streetscape beautification treatments will not be limited to Central Avenue, but will also apply to appropriate secondary roads within the community.
13. Support a diversified economy to enhance enterprises and create employment in light industrial, service commercial, retail, high technology and development (including value-added production), tourism and the agricultural sectors. Enterprise zones will be carefully planned in the future to redefine industrial use and to avoid conflicts between incompatible uses.
14. Establish an Official Community Plan that will serve as the critical land use framework for the City for the next 5 to 10 years as the population of Grand Forks grows. This plan calls for monitoring and reviewing, through a process of public consultation, the effectiveness of the Policies of the OCP and amendments to the Plan in meeting stated goals and objectives. The policies of this Plan also call for establishing procedures whereby neighbourhoods and residents can become actively involved in preparing neighbourhood and comprehensive (area structure) plans.
15. Conduct an Official Community Plan review in 5 years or when necessary. Cities are dynamic entities, changing in style, shape and content. While Official Community Plans are created to provide community direction into the future, unexpected events can alter community attitudes, economics and demographics. Therefore, the Official Community Plan must be reviewed periodically to ensure the Plan reflects the current and future direction of the community.
16. The Plan suggests the following breakdown of land uses, as a response to the fifteen Goals and Principles of the Plan
Land Use Designation Proposed
Acreage % of Total Land Base
Agriculture/Rural 139 ha 14% Agriculture/Airport Runway 24 ha 2%
Low Density Residential 264 ha 27% Mixed Density Residential 49 ha 5% Multiple Family Residential 5 ha 0.5% Comprehensive Development Plan
35 ha 4%
Commercial Core 22 ha 2% Highway & Tourist Commercial 25 ha 3% Neighbourhood Commercial 0.4 ha 0.04% Airport Commercial 16 ha 2% Light Industrial & Service Commercial
102 ha 10%
Heavy Industrial 114 ha 12% Institutional 20 ha 2% Park & Open Space 42 ha 4% Hillside & Resource District 124 ha 13%
Total Land Base 981 ha 100%
Land Use Map Designations SECTION 3.0 3.1 The future use and development of land within the City of Grand Forks shall
be consistent with the overall pattern of land use depicted on the Land Use Map (Schedule B), based on the following land use designations: .1 Agriculture/Rural (A/R) .2 Agriculture/Airport Runway (A/AR) .3 Low Density Residential (LDR) .4 Mixed Density Residential (Transition) (MDR) .5 Multiple Family Residential (MFR) .6 Westend District Comprehensive Development Plan #1 (Westend
District CDP #1) .7 Donaldson Drive District Comprehensive Development Plan #2
(Donaldson Drive District CDP #2) .8 Commercial Core (CC) .9 Highway and Tourist Commercial (HTC) .10 Neighbourhood Commercial (NC) .11 Airport Commercial (AC) .12 Light Industrial and Service Commercial (LI) .13 Heavy Industrial (HI) .14 Institutional (I) .15 Park and Open Space (PO) .16 Hillside and Resource District (HRD)
The general types of uses encouraged in each land use designation are explained in subsequent sections of this bylaw.
3.2 Council recognizes that some existing land uses do not conform to the designations shown on the Land Use Map (Schedule B). The intent of Council is not to change the use of this land in the immediate future but to illustrate the preferred pattern of land use as redevelopment occurs while this Official Community Plan is in force.
Agriculture SECTION 4.0 Agriculture/Rural (A/R) 4.1 Background: The agricultural lands in the Grand Forks area have helped establish much
of the character of this region. The City of Grand Forks is located on some fertile lowlands and fluvial plains of the Kettle and Granby Rivers. Nevertheless, the only large and contiguous blocks of agricultural properties within the Agricultural Land Reserve (ALR) are located in the rural electoral area surrounding the City. The most representative blocks of the ALR remaining in the City are along its southern boundary near the Kettle River: Johnson’s Flats and south of Parcel Z in the extreme southwest corner of Grand Forks. Another major block is that part of DL 520 located between North Fork Road and the Hospital. This land is quickly being encroached upon by urban development west of the City boundary.
City Council, through the update of the Official Community Plan, has
recognized that opportunities for new urban development are becoming limited due to extremely steep slopes on the eastern side and the ALR lands to the west. Council will therefore endeavor to optimize the use of land within the corporate Boundary and increase residential densities wherever it is appropriate. Council will continue to work with the Agricultural Land Commission to avoid land use conflicts between the rural and urban lifestyles.
In keeping with their goal of maintaining the rural character and supporting
the agricultural industry in the region, Council will also work with the Regional District of Kootenay-Boundary in managing urban growth within the rural areas.
4.2 Interpretation: Includes rural lands within and outside the ALR. Such lands may or may not
currently be under agriculture production. Agriculture/Rural (A/R) Examples of the suggested uses include, but are not limited to the following:
�� small fruits such as strawberries, raspberries and grapes;
�� vegetables;
�� flowers, nursery, and greenhouse;
�� tree fruits;
�� ginseng and other agricultural business which add value to primary products such as vineyards and honey production.
�� grain;
�� single family dwellings;
�� livestock, poultry production as well as farmed game and fur bearing animals are permitted inside the ALR and may be permitted through zoning outside the ALR.
�� activities associated with the production of the items mentioned above, meeting the terms of the ALC Act and Regulations if in the ALR.
4.3 Objectives: Council’s objectives are as follows:
.1 Support productive agricultural use of land in the Agricultural Land Reserve.
.2 Encourage agriculture to operate in an environmentally sustainable
manner.
4.4 Policies: Council’s policies are as follows: .1 Concentrate higher density development in the inner city and CDP
areas in order to reduce development pressure on the Agricultural/Rural designation.
.2 The City and the Agricultural Land Commission have discussed
concerns of conflicts between existing Agricultural Reserve Lands and adjacent uses such as schools and hospitals. Future complaints regarding “spray zones”, impacts on the aquifer and other conflicts will be forwarded to the Ministry of Agriculture for resolution under the Farm Practices Protection (Right To Farm) Act.
.3 The City will construct a chain-link fence along the 66th Avenue road
allowance from 29th Street east to 24th Street, to protect the agricultural lands to the south. In addition the City will preserve the trees and vegetative buffer, that currently exists along the 66th Avenue road allowance from Sraggett Road to 29th Street.
.4 Consider fine tuning of the ALR boundary for the entire City,
especially as Comprehensive Development Plans, Neighbourhood Plans and Studies are conducted.
.5 Recognize that the Agricultural Land Commission has jurisdiction
over the use of land located in the Agricultural Land Reserve. .6 Consider applications to subdivide within the ALR, subject to approval
by the ALC, for homesite severance. .7 Permit second dwellings only for the legitimate use of farm help, and
consider allowing garden suites and secondary suites subject to approval by the ALC and City bylaws.
Agriculture/Airport Runway (A/AR) 4.5 Background:
The City of Grand Forks and Provincial Agricultural Land Commission have agreed to include the Airport Runway lands within the Agricultural Land Reserve, with a view to protect agricultural lands to the south. The Commission is agreeable to the runway properties being used for airport purposes, including the operation, maintenance, and upgrading of an airport runway, as required by the City of Grand Forks and Transport Canada.
4.6 Interpretation: Agriculture/Airport Runway (A/AR)
Examples of the suggested uses include, but are not limited to the following:
�� Airport runway operations;
�� Limited agricultural purposes such as the harvesting of flowers and small berries.
4.7 Objectives:
Council’s objectives are as follows: .1 To encourage the upgrading of the airport runway for increased usage
of the Grand Forks Airport, as determined by Council or as directed by Transport Canada, including the maintenance and upgrading of beacons, runway lights and associated structures.
.2 The remainder of the runway properties, not required for runway
purposes, may be used for some limited agricultural purposes, such as the harvesting of flowers or berries.
4.8 Policies:
Council’s policies are as follows: .1 Promote the Agricultural/Airport Runway lands to be used and
upgraded primarily for airport usage. .2 Limited agriculture uses as outlined which do not conflict with the
primary use as an airport runway will be permitted.
Residential SECTION 5.0 5.1 Background Existing Population and Housing
Although a slight decrease in annual growth rates was witnessed in the early 1980s, much of the past two decades have consisted of strong and positive population growth. The 1996 Statistics Canada Census indicated that the City of Grand Forks had a population of 3,994. Future population projections were based on this figure. We have continued to use the household size from the 1991 Census. 2.3 persons per household is quite low for an established community. However, we feel that the number of persons per household will likely decrease over the next 20 years, but not substantially. Therefore, it is estimated that between 1,000 and 1,250 housing units will be required by 2017. Table 5.1.1 Housing Projections - Total New Dwelling Units Required
Housing Projections - Total New UnitsYear 2.0% 3.0% 4.0%
2002 219 337 4612007 423 667 9372012 647 1,050 1,5162017 895 1,494 2,221
At a 4 percent annual rate of growth, Grand Forks could potentially require more than 2,200 new dwelling units by 2017. However, the annual growth rate will likely be somewhere between 2 and 3 percent. Approximately 1,000 to 1,250 new residential units will be required over 20 years if the average annual growth rate is between 2% and 3% and the average household size is 2.3 persons per household.
Growth will be accommodated in Grand Forks through a strong emphasis on intensification and infill housing in the downtown area. While
considerable residential growth will be directed towards the City Centre, additional growth in other areas will be accommodated where servicing is feasible. Residential units will be developed in four main areas within the City. These areas include: �� the Mixed Density Residential (Transition) area and the
Commercial Core; �� undeveloped lands (five main blocks identified by Kerr Wood Leidal
Associates Ltd. in 1993/1994 studies) where servicing is located in close proximity;
�� other redevelopment areas including the Ruckles Area on the south
side of Kettle River and other older neighbourhoods outside the downtown core;
�� the Westend District Comprehensive Development Plan area lands
off Highway 3 adjacent to commercial property owned by the City of Grand Forks.
Allocation of New Residential Units Table 5.1.2
Single Family
Multi-Family Total Units
1. City Centre 250 200 450 2. Undeveloped Lands
100 75 175
3. Other Lands 175 75 250 4. Westend CDP #1 175 150 325 Total Units 700 500 1,200 The land available in these areas for residential development will accommodate development in Grand Forks until at least 2007 even if the highest growth rate of 4% per year is assumed.
5.2 Objectives:
Council’s objectives are as follows: .1 Support the development of affordable housing in Grand Forks. .2 Encourage high density residential development in designated
areas of the City. .3 Support the development of more housing options for senior
citizens. .4 Encourage the provision and integration of special needs housing
within new multiple family residential development. .5 Consider the creation of a community land trust.
5.3 Policies: Council’s policies are as follows:
.1 Accommodate small lot, multiple family and mixed use development in the Mixed Density Residential (Transition) area.
.2 Promote opportunities for redevelopment to multiple family in the
inner city. .3 Promote economic efficiencies with servicing through direction of
growth to the Mixed Density Residential (Transition) area. .4 Enhance the market viability of the commercial core by increasing
the number of residential dwelling units in the immediate area. .5 Phase-in outlying areas for development purposes only as required. .6 Maintain strong orientation towards single family form and
character with small pockets of mixed use or multiple family residential.
.7 ALR exclusions will only be pursued as required.
Low Density Residential (LDR) 5.4 Interpretation: Low Density Residential (LDR) Examples of the suggested uses include, but are not limited to the following:
�� single family dwellings; �� manufactured homes including mobile home parks; �� duplexes; �� home based business; �� small parks; �� small churches (less than 5,000 square feet); �� local convenience stores.
5.5 Objectives: Council’s objectives are as follows:
.1 Provide infill opportunities in areas where single family/low density housing exists.
.2 Maximize the municipal services within existing residential areas. .3 Require all Low Density Residential development to connect to
municipal water and sewer systems as it becomes available. .4 Provide for a range of low density housing styles.
5.6 Policies: Council’s policies are as follows:
.1 Establish maximum densities that do not exceed 20 units per net hectare;
.2 Work towards establishing separate zones in the Zoning Bylaw for
Single Family, Duplex, and Mobile Homes after examining the implications of creating separate zones;
.3 Examine the implications of revising the Zoning Bylaw to permit
secondary suites in Low Density Residential areas subject to specific criteria and licensing requirements.
.4 Permit the use of single family dwellings for bed and breakfast
operations provided they contain less than 3 suites. .5 Consider allowing churches within Low Density Residential areas if
they are less than 5,000 square feet and in accordance with other zoning requirements. A church will only be allowed within a Low Density Residential area upon rezoning.
.6 Consider allowing Group Homes, Extended Care, Seniors and
Special Needs Housing or other facilities subject to the Community Care Facilities Act in Low Density Residential areas. These facilities will only be allowed within a Low Density Residential area upon rezoning.
.7 Manufactured home development meeting CSA Z240 and CSA A277
certified standards will be permitted in the low density residential area bounded by Kettle River Drive to the north, the Kettle River to the west, the City of Grand Forks Municipal Boundary to the south and Division Road to the east.
.8 Permit home based business which is defined as an accessory use of a residential dwelling unit for business or commercial use involving the provision and sale of services employing a resident of the dwelling and one other person.
.9 City owned land on 72nd Avenue bounded by Dick Bartlett Park to the
east and the Doukhobor Benevolent Society Seniors Housing to the west, currently zoned for medium density multiple family development, is intended by Council to be developed either all or in part, for public purposes.
Mixed Density Residential (Transition) (MDR) 5.7 Interpretation: Mixed Density Residential (Transition) (MDR) Examples of the suggested uses include, but are not limited to the following:
�� one and two family dwellings; �� multiple family dwellings (various types); �� secondary suites; �� home based business; �� small parks; �� small churches (less than 5,000 square feet); �� neighbourhood commercial uses built into the ground floor of multiple
family dwellings. 5.8 Objectives: Council’s objectives are as follows:
.1 Target the older residential precinct to the north and west of the downtown core as a transition area to permit an increase in residential densities and variety in housing forms.
.2 Protect the integrity of the existing residential areas through good
urban design and sensitive transition. .3 Protect the heritage value of the prime heritage buildings and sites.
5.9 Policies: Council’s policies are as follows:
.1 Allow a range of housing types (such as townhouses, patio homes, clustered housing, reduced setback housing) with densities ranging from 20 units per net hectare to 100 units per net hectare.
.2 Make amendments to the Zoning Bylaw to accommodate Comprehensive Development Zones.
.3 Support the consolidation of smaller lots in the Mixed Density Residential (Transition) area wherever higher density housing can be facilitated.
.4 Permit existing lane ways to be developed by building sites if
comprehensively planned. .5 Establish a Heritage Corridor along Central Avenue. .6 All multiple family sites will be subject to Development Permit Area
designation. .7 A Neighbourhood Plan should set out all comprehensively planned
areas, densities, road improvements, pedestrian circulation and potential park locations.
.8 Permit home based business which is defined as an accessory use of
a residential dwelling unit for business or commercial use involving the provision and sale of services employing a resident of the dwelling and one other person.
.9 Examine the implications of permitting secondary suites in Mixed
Density Residential (Transition) areas subject to specific criteria and licensing requirements.
Multiple Family Residential (MFR) 5.10 Interpretation:
Multiple-Family Residential (MFR) Examples of the suggested uses include, but are not limited to the following:
�� Triplexes �� Fourplexes �� Townhomes �� Apartments �� Clustered housing �� Special needs and affordable housing �� Senior Citizen Housing projects
5.11 Objectives:
Council’s objectives are as follows:
.1 To accommodate all existing multi-family residential complexes.
.2 Provide for a range in multi-family housing styles.
.3 Ensure stability of adjacent residential neighborhoods. Impact of any new multi-family residential development should be addressed through design guidelines.
5.12 Policies:
.1 Establish maximum densities that do not exceed 100 units per hectare (40 units per acre).
.2 All multiple family sites will be subject to Development Permit Area
Guidelines. .3 Maximum height shall be four stories.
.4 Ensure roadway is safe and compatible with proposed unit densities. The City reserves the right to request a Transportation Impact Study before considering a rezoning to an MFR zone.
.5 Provide for the development of multiple family residential uses to
the extent and in locations shown on Schedule B.
Comprehensive Development Plan Areas (CDP) SECTION 6.0 Westend District Comprehensive Development Plan #1 (Westend District CDP #1) 6.1 Interpretation: The Westend District refers to the designated area in the westerly part of the
city along Highway #3 and encompassing a large block of City owned land, as shown on Schedule B. It is a comprehensively planned area that will encourage a range of commercial, residential, park and community uses. A high degree of urban design is envisioned, especially at the entrance to the city.
The Westend District CDP #1 Examples of the suggested uses include, but are not limited to the following:
�� townhouses; �� triplexes; �� fourplexes; �� clustered housing; �� food and beverage commercial uses; �� hotels, motels and inns; �� special retail and service associated with tourist trade; �� entertainment including pubs; �� tourist attractions; �� retail in a shopping centre or village like setting; �� public parks, grounds and associated community use buildings and
structures.
6.2 Objectives: Council’s objectives are as follows: .1 Plan and create a neighbourhood or district that will provide a unique
mixed use setting for Grand Forks. .2 Ensure that any negative impacts on the Commercial Core area are
avoided by supporting commercial uses that complement rather than compete directly with those uses in the Commercial Core area.
.3 Recognize the importance of Highway #3 as a major arterial road. .4 Accommodate pedestrian and cycling linkages connecting residential,
commercial and amenity areas. .5 Support appropriate tourist commercial activities in close proximity to
the highway. .6 Enforce good design through the implementation of design
guidelines. 6.3 Policies: Council’s policies are as follows: .1 Prepare a Comprehensive Development Plan for the Westend District
in accordance with the City's terms of reference. .2 Allow a range of housing types with densities ranging from 25 to 50
units per hectare or ground oriented detached developments and small groupings of townhouses or multiplexes.
.3 Make amendments to the Zoning Bylaw to accommodate Comprehensive Development Zones.
.4 Ensure a sensitive transition of uses and density of housing between
commercial development and adjacent residential neighbourhoods.
.5 Work with the Ministry of Transportation and Highways to apply access management principles to Highway 3 to minimize the number of direct accesses to Highway 3.
.6 Recognize that MOTH and the City will analyze proposed access,
site layout and parking where development is adjacent to Highway 3. Donaldson Drive District Comprehensive Development Plan #2 (Donaldson Drive District CDP #2) 6.4 Interpretation: The Donaldson Drive District refers to the area on either side of Donaldson
Drive, extending from the Hospital to the former CP Rail yard, as shown on Schedule B. It will evolve as a comprehensively planned area that will encourage a small local commercial sub-precinct with a mixed low density multiple family and single family residential transition district.
The Donaldson Drive District CDP #2 Examples of the suggested uses include, but are not limited to the following:
�� apartments and row houses; �� stacked townhouses; �� small lot single family; �� seniors and special needs housing (extended care, community care,
etc.); �� secondary suites; �� retail and service commercial (total new retail and service commercial
floor space will not exceed 20,000 sq. ft) �� neighbourhood commercial (convenience); �� entertainment including pubs; �� restaurants, but excluding fast food or drive through unless situated
along Highway 3; �� office; �� ground floor oriented commercial uses in residential buildings; �� crafts; �� personal service; �� highway commercial shall be tourist or auto service oriented such as gas
bars, car wash, etc.;
�� bed and breakfast. 6.5 Objectives: Council’s objectives are as follows: .1 Continue to relocate non-compatible industrial uses out of the
Donaldson Drive area. .2 Create a neighbourhood that can be an identifiable but integrated
transition district from older housing and non-compatible industry to slightly higher density forms of housing and a local commercial area.
.3 Ensure a sensitive transition between the new development and
nearby low density residential areas. .4 Recognize the Hospital vicinity as a special place. .5 Recognize commercial opportunities along Highway #3. .6 Enforce good design through the implementation of design
guidelines. 6.6 Policies: Council’s policies are as follows: .1 Require a Comprehensive Development Plan or Neighbourhood Plan
for the Donaldson Drive District in accordance to the City's Terms of Reference.
.2 Development will not proceed in this area until the Comprehensive
Development Plan or Neighbourhood Plan has been completed and design guidelines for the area are adopted into the OCP. At that time, a Development Permit Area will apply for which guidelines will be developed.
.3 The cost of the Comprehensive Development Plan or Neighbourhood
Plan may be cost shared by the developer at the request of the City.
.4 Allow a range of housing types with densities ranging from 20 units per net developable hectare to 75 units per net developable hectare.
.5 Restrict heights of buildings to 2 stories. .6 Protect the integrity of the existing low density housing stock through
sensitive transition in phasing and design. Development in the vicinity of the Hospital shall be comprehensively planned to avoid spot zoning.
.7 Highway Commercial shall be sited and designed to avoid adverse
impacts on nearby residential or on other commercial development. .8 Require a high standard of landscape treatment, signs and aesthetics
for all new development .9 Development on lots adjacent to the ALR shall provide an ALC A.3
Airborne Particle and Visual Screen Buffer that is a minimum of 15 m wide or designed and installed to a standard satisfactory to the ALC and the City of Grand Forks. The ALC A.3 Airborne Particle and Visual Screen Buffer includes deciduous or coniferous trees, shrubs and fencing.
Commercial SECTION 7.0 Commercial Core (CC) 7.1 Background: Grand Forks retains an historic and Commercial Core area that serves the
city, region and tourist market travelling along Highway 3. As the premier town centre of the Boundary Region, the Commercial Core will continue to be the principal retail business precinct, cultural focus and institutional/administrative centre. The Official Community Plan reflects Council's and the public's desire to continue to build the importance of this central business district.
As the community and region grows, the demand for services and retail
business will also expand. Diversifying and strengthening commercial activities in the core should be a critical economic development objective as well as satisfying sound planning principles.
In order to help the Commercial Core maintain its prominence as a special
area in Grand Forks, the Plan will seek to continue the beautification and revitalization of its streetscape and buildings. This effort is expected to contain the commercial core to facilitate a pedestrian orientation and scale, assist with business recruitment and become more of a destination for the travelling public.
7.2 Interpretation: Commercial Core (CC) refers to the designated area as shown on
Schedule B. It is considered the heart of the community that will continue to play a vital role as the principal focus for institutional, cultural and business activity. Mixed commercial and multiple family residential developments will also be promoted in a comprehensively planned setting.
Commercial Core (CC) Examples of the suggested uses include, but are not limited to the following:
�� retail commercial; �� personal service; �� tourist accommodation and restaurant; �� leisure, recreational and entertainment; �� institutional including college buildings; �� office and financial services; �� mixed use commercial and residential; �� residential (as permitted by zoning).
7.3 Objectives: Council’s objectives are as follows: .1 Protect and enhance the historical role of the Commercial Core as
the premier town centre of Grand Forks and the region. .2 Preserve the heritage character of the Commercial Core. .3 Continue to beautify and revitalize the Commercial Core area. .4 Promote a pedestrian atmosphere. .5 Diversify and strengthen the commercial activities in the Commercial
Core.
7.4 Policies: Council’s policies are as follows: .1 The Commercial Core designation will be recognized as the
commercial, cultural and administrative centre for Grand Forks. .2 Design Guidelines will be prepared to reflect a co-ordinated theme
and architectural design principles. Within the term of this Plan, the existing design guidelines for this area should be reviewed.
.3 Contain the Commercial Core designation in its existing location with
the exception of permitting adaptive reuse, upon rezoning, of the heritage homes along Central Avenue for limited commercial uses, institutional uses, offices and tourism facilities such as Bed and Breakfast.
.4 Pursue additional phases of downtown revitalization in a planned and
sequential manner. .5 Prepare a Commercial Core parking management plan to address
parking supply and demand. .6 Prohibit any further gas stations, industrial or dangerous commercial
operations in the Commercial Core. .7 All of the Commercial Core shall be designated a Development
Permit Area. .8 More detailed design guidelines will be established.
Highway and Tourist Commercial (HTC) 7.5 Background: As part of the commercial land use hierarchy, Grand Forks will also begin to
support a greater proportion of highway and tourist commercial opportunities largely oriented to the Highway 3 corridor. Pockets of highway and tourist commercial activity already occur east of the Granby River and west of the Grand Forks Secondary School. An opportunity exists to further strengthen the commercial activity along the highway at the west end of the city.
The intent of this designation is to provide land for businesses that will serve
the travelling public and add to the tourism base of the region. Due to prominent locations along the highway and gateways to the city, development within this designation will require a high standard of design and landscape treatment. Every effort must be made to avoid the strip commercial effect. Similarly, care will be taken to avoid commercial uses that will be in direct competition with the downtown retail establishments or cause major disruption for the downtown core.
7.6 Interpretation: Highway and Tourist Commercial (HTC) includes automobile oriented
tourist service areas that are accessible and visible to visitors as well as residents. The businesses should provide services to the travelling public adding to the tourism appeal of Grand Forks. As growth of the region's population occurs and purchasing power increases, this designation may also be considered for a peripheral shopping centre where extensive land area may be required. This designation is intended solely for the Highway 3 corridor. (More HTC designations may be applied upon completion of Westend District CDP #1 or Donaldson Drive District CDP #2)
Highway and Tourist Commercial (HTC) Examples of the suggested uses include, but are not limited to the following:
�� Fast food/convenience; �� Gas bar and car wash; �� Hotel and fixed roof accommodation; �� Commercial entertainment; �� Restaurants; �� Outdoor and indoor attractions; �� Public Assembly; �� Retail and service establishments; �� Auto, RV and Farm Equipment Dealerships.
7.7 Objectives: Council’s objectives are as follows: .1 Avoid uses that will have any major disruptive effect on the
Commercial Core. .2 Support the growth of tourism oriented facilities. .3 Comprehensively plan all new lands in this designation in order to
avoid the "strip commercial" effect. .4 Protect large contiguous blocks of land near the Highway in the
Westend for extensive land users.
7.8 Policies: Council’s policies are as follows: .1 Upon completion of the Westend Concept Plan, a Highway Tourist
Commercial area will be designated on either side of Highway 3. .2 Require clustering of development in a comprehensively planned
manner to avoid a continuous commercial strip. .3 Require a high standard of landscape treatment, signs and aesthetics
for all new development and along public roadways. .4 Discourage the location of any industrial or unsightly commercial
uses and activity in this designation. .5 Highway and Tourist Commercial shall be sited and designed to
avoid adverse impacts on nearby residential areas or on other commercial development.
.6 This designation will only apply where safe turning and efficient
transportation access to businesses can be attained. .7 The City will reserve the right to require a Traffic Impact Study before
considering a rezoning or issuing a building permit. .8 Wherever possible, a site shall be comprehensively planned to avoid
spot zoning. .9 Designate all HTC areas as Development Permit Areas.
Neighbourhood Commercial (NC) 7.9 Background: Grand Forks has evolved as a relatively compact community with much of
the retail activity concentrated in the downtown core. However, as the community grows, a need for more neighbourhood convenience commercial may also be warranted.
Pockets of neighbourhood commercial already exist in the Donaldson Drive
area and along 68 Avenue at 19 Street. These are convenient locations for adjacent residential areas and will therefore be supported in this Plan. Care will be taken to protect the integrity of the nearby residential uses by limiting the type and extent of Neighbourhood Commercial activity, introducing design guidelines and by avoiding direct conflicts with adjacent uses.
7.10 Interpretation: Neighbourhood Commercial (NC) includes existing and future
Neighbourhood Commercial centres that may be warranted as the population of Grand Forks grows. Uses in these centres should permit residents to walk or drive very short distances to these centres from their homes.
Neighbourhood Commercial (NC) Examples of the suggested uses include, but are not limited to the following:
�� professional offices; �� medical offices; �� dental offices; �� convenience grocery; �� fast food; �� beverage (licensed); �� personal service; �� video shop; �� post office (retail outlet).
7.11 Objectives: Council’s objectives are as follows: .1 Support new Neighbourhood Commercial uses in each residential
neighbourhood. .2 Ensure Neighbourhood Commercial development is compatible with
adjacent development. 7.12 Policies: Council’s policies are as follows: .1 Recognize the need for general Neighbourhood Commercial uses in
growing neighbourhoods. .2 Potentially introduce a new Neighbourhood Commercial area in the
Donaldson Drive District CDP #2. .3 Support the existing Neighbourhood Commercial area as identified
on Schedule B. .4 Ensure convenient access to Neighbourhood Commercial areas by
locating close to or adjacent to a major roadway in a neighbourhood. .5 Establish design guidelines for Neighbourhood Commercial areas by
designating them as Development Permit areas.
Airport Commercial (AC) 7.13 Background: The Grand Forks Airport serves the Boundary region as a commercial and
emergency aircraft landing facility. Council recognizes it for its transportation benefits and overall economic development potential. The Plan therefore ensures lands are protected for all airport components and approaches to the site. The Plan also respects the fact that related airside and commercial uses are required to operate the airport to make it a totally integrated facility. In keeping with the principle of diversifying the local economy, the facility will be promoted as a key site location determinant for new business and industry considering the Boundary region.
7.14 Interpretation: Airport Commercial (AC) refers to the airport and related airside or
commercial uses required to operate the airport or that will benefit from airport related commercial activity. Emergency and temporary services such Forest Fire Suppression headquarters are also included provided safe and efficient movement of aircraft and goods are not affected.
Residential Dwelling in Conjunction with an Airport Commercial Use
means that one dwelling unit is permitted in conjunction with an airport commercial use provided that it is used for the accommodation of an owner, operator, caretaker or employee of the establishment.
Airport Commercial (AC) Examples of the suggested uses include, but are not limited to the following:
�� government offices; �� airport administration, operations and maintenance facilities; �� commercial uses associated with the operation of the airport; �� research and instructional facilities; �� passenger and freight terminals; �� residential dwelling in conjunction with an airport commercial use; �� manufacturing in an enclosed building.
7.15 Objectives:
Council’s objectives are as follows: .1 Protect the integrity of the Grand Forks Airport. .2 Continue to upgrade the Airport facility for transportation and
economic development purposes. 7.16 Policies: Council’s policies are as follows:
.1 Improve airport facilities as conditions warrant to serve the needs of City residents and visitors alike.
.2 Encourage mutually beneficial relationships between the airport and
airport related industries located or wishing to locate in Grand Forks.
Industrial SECTION 8.0 Light Industrial and Service Commercial (LI) 8.1 Background: City Council recognizes the importance of Light Industrial and Service
Commercial activity in the local economy. At present, some of these uses are located in areas of the City that are incompatible with other urban uses. Therefore, the Plan calls for the relocation and concentration of Light Industrial and Service Commercial uses in three main areas of the city. This approach is expected to benefit business and the community as it evolves in a clean and sustainable manner.
The main thrust of the policy direction is to promote light industry to locate in
Grand Forks that is sensitive to the environment and generates employment for local residents. The three areas that have been reserved for light industrial activity are in the northwest corner along Donaldson Drive, where a high standard of site development in a business park like setting is encouraged; in the southeast corner along Sagamore Avenue just north of the Airport; and in the northeast corner along Granby Road. The City will examine the potential of extending sanitary sewer and municipal water service to those light industrial areas lacking in the necessary infrastructure to attract new users.
8.2 Interpretation: Light Industrial and Service Commercial (LI) includes light industrial
activity and service commercial uses that can be developed compatibly with other industrial and service commercial uses.
Light Industrial and Service Commercial (LI) Examples of the suggested uses in the northwest corner include, but are not
limited to the following:
�� manufacturing in an enclosed building; �� commercial uses requiring outdoor storage that can be visually screened
from adjacent uses; �� building supply; �� farm, garden and landscaping supplies; �� printers; �� big box retail or wholesale; �� auctions; �� service commercial; �� food processing; �� bulk fuel stations; �� watchperson quarters; �� related office uses.
Examples of the suggested uses in the southeast corner include, but are not
limited to the following:
�� manufacturing and construction; �� warehousing, wholesaling, and storage; �� processing; �� freight distribution and transportation; �� mechanical service and repair; �� utilities and public works; �� sale of parts and accessories for autos, trucks, RVs and boats, including
auto wreckers; �� temporary industrial uses as approved by permit; �� bulk fuel stations.
Examples of the suggested uses in the northeast corner include, but are not limited to the following:
�� landfill; �� manufacturing and related activities; �� mechanical service and repair; �� temporary industrial uses as approved by permit; �� sale of parts and accessories for autos, trucks, RVs and boats, including
auto wreckers; �� mechanical service and repair; �� slag pile mining.
8.3 Objectives: Council’s objectives are as follows: .1 Support and encourage light industrial and service commercial
development to locate in designated areas, primarily in the southeast corner, the northwest corner and the northeast corner of the city as identified on the Land Use Map (Schedule B).
.2 Minimize conflicts between Light Industrial and Service Commercial
operations and other adjacent uses. .3 Promote a type of light industrial activity to locate in Grand Forks that
is sustainable, clean, sensitive to the environment and generates employment for local residents.
.4 Encourage a high standard of site development in a business park
like setting for the designated lands in the northwest corner.
8.4 Policies: Council’s policies are as follows: .1 Continue to work with business and industry in the Donaldson Drive
area to relocate those noxious and non-compatible uses into one of the two designated Light Industrial and Service Commercial areas to promote the transition of the Donaldson Drive District CDP #2 area. The purpose of this approach is to allow the Donaldson Drive District CDP #2 area to become more compatible with adjacent residential uses.
.2 Appropriate buffering mechanisms, including landscaping and fencing
will be required between Light Industrial and Service Commercial and other adjacent land uses.
.3 Protect the light industrial areas from any non-compatible urban uses
to ensure the integrity of a sound light industrial complex. .4 Ensure adequate transportation linkages are provided for future light
industrial development. .5 The Light Industrial and Service Commercial area in the northwest
corner will be subject to a Development Permit area designation. .6 Initiate a study to review other potential light industrial locations along
the boundary of the City. .7 Examine the potential of extending sanitary sewer and water service
to the Light Industrial area.
Heavy Industrial (HI) 8.5 Background: Large manufacturing industries such as sawmills and associated uses
provide long term benefits in tax assessments and employment for communities such as Grand Forks. Lumber production, log storage and other associated industrial uses have been located in the southeastern part of the city for several decades. The Plan supports such Heavy Industrial activity in Grand Forks if it is clean, sensitive to the environment and generates local employment.
Heavy Industrial activity will continue to be contained solely within the Heavy
Industrial Land Use Designation. Council does, however, support a proper assessment of appropriate locations for future industrial activity in the Grand Forks Region.
8.6 Interpretation: Heavy Industrial (HI) uses are currently concentrated in the southeastern
part of the City. Heavy Industrial (HI) Examples of the suggested uses include, but are not limited to the following:
�� animal shelters, kennels and veterinary hospitals; �� building contractors and associated storage and office uses; �� commercial greenhouses; �� manufacturing and processing establishments; �� passenger and freight terminals; �� public works yards and maintenance facilities; �� associated retail sales; �� sales and service of motor vehicles and heavy equipment; �� truck and car wash; �� warehousing, wholesaling and storage; �� waste disposal sites and waste reduction or recycling plants; �� sewage disposal plants; �� value added forest products and processing; �� associated outdoor storage.
8.7 Objectives: Council’s objectives are as follows: .1 Minimize conflicts between Heavy Industrial and other adjacent land
uses.
.2 Promote Heavy Industrial activity in Grand Forks that is clean, sensitive to the environment, and generates employment for local residents.
.3 Study and assess appropriate locations for Heavy Industry to locate
in Grand Forks. 8.8 Policies:
Council’s policies are as follows:
.1 Conduct an Industrial Land Study within the term of this Plan to further assess appropriate locations for future Heavy Industrial development in Grand Forks.
.2 Reconsider the Heavy Industrial site’s land use designation if these
operations are closed in the future. .3 Initiate a Study to review other potential locations for Heavy Industry
in the region that are value added, job intensive and beneficial to the local economy.
.4 Where Council is considering an OCP amendment application for new Heavy Industrial land use, Council shall evaluate the following:
�� site suitability; �� potential for detrimental traffic impact on surrounding
properties; �� potential for detrimental environmental impacts; �� the municipal services can be economically provided to the
site. .5 Ensure the compatibility of new Heavy Industrial development with
surrounding land uses. Consider visual qualities, air emissions, noise, sound, odour, vibration and transportation in the approval of any industrial development proposal.
.6 Require a landscaped buffer between Heavy Industrial and other
adjacent land uses where it is deemed appropriate to protect the visual integrity of the adjacent site.
Institutional (I) SECTION 9.0 9.1 Background: The Institutional uses in Grand Forks have evolved with the growth and
maturation of the community. The downtown core continues to contain much of the government administration, but other community facilities, hospital and health care and secondary/elementary schools are located throughout other parts of the city. A satellite campus of Selkirk College is also located in the downtown core providing another critical anchor and diversity to the downtown.
Future Institutional needs will increase with population growth. Those
categories that are likely to be most in demand will be schools, health and related services and churches. Schools, (primary, middle or secondary) will be accommodated in accordance to School District criteria, especially in developing neighbourhoods. Health care and related services will be directed to lands adjacent to the Grand Forks and District Hospital. As the west end of the city continues to grow, there will be a propensity to locate more community and recreational facilities at that end of town. Care will be taken not to disrupt the critical mass of services already in place in the downtown, but through proper neighbourhood-level planning, new facilities may be sited throughout the new residential areas. Similarly, as the Mixed Density Residential area grows around the downtown, the demand for services will also intensify.
9.2 Interpretation: Institutional (I) Examples of the suggested uses include, but are not limited to the following:
�� schools; �� colleges; �� churches; �� community centres; �� civic buildings and facilities; �� utilities; �� hospitals and public health care facilities; �� community care facilities;
�� government offices. Small churches will be permitted in other designations subject to zoning;
however, large churches or churches with new ancillary uses such as halls, schools or meeting places should be placed under this Institutional designation.
9.3 Objectives: Council’s objectives are as follows: .1 Maintain existing facilities and provide sites for required private and
public schools, institutions and utilities. .2 Maintain, promote and create community institutions that help provide
employment, social and recreational opportunities for residents of all ages.
.3 Encourage the location of regional services in Grand Forks when it is
beneficial to the city and the region. 9.4 Policies: Council’s policies are as follows: .1 Continue to designate land adjacent to the Hospital for health and
related services. .2 Accommodate primary and secondary education facilities as required
by School District # 51 within the developing communities as part of neighbourhood-level planning.
.3 Encourage Institutional uses, particularly those providing cultural or
recreational amenities or involving government offices or services, to continue to locate in and around the downtown. Larger, land extensive facilities may be permitted to be located elsewhere in the City.
.4 Permit new small scale public and private Institutional facilities such as schools, churches and community centres to locate in residential areas by way of rezoning, provided the use is compatible with the neighbourhood.
.5 Continue to protect and promote Grand Forks as the regional centre
for health facilities and services. .6 Recognize that the City’s young people are identified as a priority
group that are most in need of improved facilities and services. .7 Work with community volunteers, the Youth Advisory Committee and
the Recreation Commission to develop a youth centre in the downtown area and to designate appropriate land for such a facility.
.8 Work with School District # 51 to designate land for a future
community or middle school.
Park and Open Space (PO) SECTION 10.0 10.1 Background: Parks, trails, and open spaces contribute to the overall amenity value in
Grand Forks. These areas also provide recreation and transportation opportunities for local residents.
A Parks Plan is currently in the process of being developed. As the City of
Grand Forks continues to grow, it will be important to complete a Parks Plan. The Plan will detail recommendations for parkland acquisition. It will also set out the location, type and function of current and future parks, trails, and open space.
During the planning process, a public survey, focus group discussions and
meetings with relevant agencies identified a number of concerns:
�� More protection is required for natural open spaces. �� A system of walking paths and cycling paths should be
established especially along the rivers, rail corridor and in the Rattlesnake Hill area.
�� There is a lack of active play areas, walkways and parks in local
neighbourhoods. �� There is a need for some athletic facilities other than ball parks
(i.e. tennis courts).
In general, the public input indicates a need for more parks, protection of natural open spaces and a network of paths for pedestrian/bicycle walkways in Grand Forks. In addition, the residents of Grand Forks value environmentally sensitive areas throughout the City and wish to see them preserved.
10.2 Interpretation: Park and Open Space (PO) refers to publicly owned lands, or lands the
City of Grand Forks wishes to acquire in the future. These lands include passive park, linear park or greenway corridors, cemeteries, conservation or reserve areas, riverbanks, all of which may or may not include recreational trails and walkways, recreational facilities, playing fields, and natural parks.
Natural Area means privately or publicly held land that should remain free
of development. These lands generally include steep slopes, wetlands, ravines, stream corridors, as well as important plant life, wildlife habitat and environmentally sensitive areas.
Trails refer to a system of paths or walkways that are used for pedestrian
or cycling use. Trails may be developed through parks, in natural areas and along residential streets.
10.3 Objectives: Council’s objectives are as follows: .1 Provide parks, park improvements, natural areas and trails based
upon community requirements, and the City’s fiscal capacity to improve and maintain these areas.
.2 Preserve and protect natural areas for environmental, aesthetic,
amenity and economic value. .3 Maintain and enhance public open space and parks in Grand Forks
especially in areas where residential densities are increasing.
10.4 Policies: Council’s policies are as follows: .1 The City will continue to prepare a detailed Parks and Recreation
Master Plan that considers the community’s requirements and clearly sets out which parks have priority for improvement, and what improvements should be made to each site. The parks plan will be more specific than the OCP about the location, type and function of individual current and future parks, trails, and open space.
.2 Encourage the sharing of fields, playgrounds and recreational
facilities with the School District. .3 Work with service clubs and other organizations to provide public
facilities within parks. .4 Consider greater public involvement in the design, financing,
management, operation and maintenance of parks and recreational facilities.
.5 In accordance with section 941 of the Municipal Act, five percent of
the land being subdivided in a residential area shall be dedicated to the City of Grand Forks for parkland purposes; cash in lieu of parkland may be accepted by the City where park space is not required in the area; or where a subdivision is too small to provide a suitable park. Council reserves the right to determine the suitability of a proposed site for park purposes.
.6 The City of Grand Forks may require payment of an amount not
exceeding 5% of the market value of the property proposed for subdivision in areas where:
�� the dedication of scattered public parks may be impractical; �� a suitable site is not available within the proposed
subdivision; �� the proposed subdivision is adequately serviced in terms of
access to existing parkland. .7 Preserve significant natural features including steep slopes, wetlands,
ravines, stream corridors, as well as important plant life, wildlife habitat and environmentally sensitive areas.
.8 The City of Grand Forks may impose Development Cost Charges for
the acquisition and improvement of parkland. .9 Consider involving local residents and other community interests in
park clean-up, vandalism watch, enhancement activities, events sponsorship and capital improvements by establishing private-public partnership in parks program.
Potential types of public involvement include but are not limited to:
�� park patrols to promote safety and decrease vandalism; �� bequests of property or funds; �� donations or purchases of equipment like benches or water
fountains; �� tree planting and clean-up activities; �� enhanced park or flowerbed maintenance; �� professional volunteerism for park development and
management; �� fundraising campaign for building sports or interpretive
facilities; �� trail building and maintenance; �� environmental research and monitoring; �� corporate sponsorship of festivities and events; �� private stewardship arrangements (e.g. conservation
covenants).
TRAILS .10 Support the development of a trail system which will provide links
within Grand Forks and to outside areas. .11 Make it a priority to establish a system of trails including pedestrian
and bicycle walkways that would link neighbourhoods with parks, the commercial core and waterfront areas.
.12 Ensure that linear parks, trails and pedestrian linkages connect
existing and future parks, schools, crown land, and natural open space, and allow for easy pedestrian access through residential areas.
.13 Establish trail corridors through a number of techniques including but
not limited to:
�� acquire trail corridors as part of the required 5% parkland dedication;
�� use funds paid in lieu of the 5% parkland dedication to purchase trail corridors;
�� encourage the donation of land for trail corridors; �� establish covenants under Section 219 of the Land Titles
Act; �� acquire statutory rights-of-way under Section 218 of the
Land Titles Act; �� consider long-term leases on trail corridors; �� establish corridors along existing rights-of-way and on
unused railway beds.
.14 Recognize trails as an important means of transportation and recreation in the community.
.15 Signs of ‘No Trespass’, interpretive and education signs about
proper use of trails and respect for nearby agricultural lands and operations will be posted at staging areas, parks or entry points to trail systems wherever there is a concern for possible conflict between recreationists and farming practices.
NATURAL AREAS
.16 Consider designating environmentally sensitive Natural Areas as Development Permit Areas.
Hillside and Resource District (HRD) SECTION 11.0 11.1 Background: Grand Forks contains several hectares of land that are generally on severe
slopes (greater than 20%) and lack municipal services. Much of this land base serves as a landscape backdrop to the city, and is not expected to be developed within the term of this plan.
11.2 Interpretation: Hillside and Resource District (HRD) refers to those parts of the City
which are largely undeveloped and lacking municipal services, or which are located on slopes greater than 20 per cent. These areas are not to be urbanized until municipal services can be made available in accordance to other relevant policies of the Plan. Hillside areas ranging up to approximately 30 per cent cross slope will only be considered for development if comprehensively planned and development guidelines are applied to address hazardous conditions, protection of the hillside environment, provide for safe vehicle and pedestrian movement, preserve the scenic character and resolve servicing concerns.
Presently, this designation applies to lands above Highway 3 on the eastern
edge of the city, east of the Granby River in the northeastern corner of the city, and to the north of the downtown Mixed Density Residential (Transition) area.
Hillside and Resource District Examples of the suggested uses include, but are not limited to the following:
�� mining; �� gravel extraction; �� forest management; �� agriculture; �� outdoor recreation.
11.3 Objectives: Council’s objectives are as follows: .1 Prevent development in areas subject to hazardous conditions. .2 Retain the Hillside and Resource District in as natural and
undeveloped state as possible until future need is expressed. .3 Recognize the potential for future residential development in this
area. 11.4 Policies: Council’s policies are as follows: .1 Ensure that lands in this Hillside and Resource District designation
remain as large parcels, generally larger than a parcel size of 30 hectares until comprehensively planned and services are available.
.2 Strive towards protection and conservation of watersheds, lakes,
ponds, watercourses, significant land forms, areas with significant wildlife or habitat value or other environmentally sensitive areas.
.3 Ensure that development next to crown lands allows for public access
to the crown lands. .4 Ensure any future residential use to follow the forest fire hazard
prevention guidelines of the Ministry of Forests. .5 Mining and mineral exploration activities are subject to Mines Act and
Mineral Tenure Act regulations. .6 Development on steep sloped areas with grades over 30 percent will
be subject to the Hillside Development Permit Area. .7 Consider preparing a wildfire assessment study in collaboration with
the Ministry of Forests. .8 Continue to examine potential for servicing the area above Highway
3.
.9 Upon final reclamation of the refuse disposal site and the slag piles,
the lands may be considered for future industrial use and potentially full or partial urban services.
Hazardous Areas SECTION 12.0 12.1 Background: The City of Grand Forks contains some known hazardous areas which
consist of steep slopes, floodplain areas and areas prone to flooding. It is possible that other hazardous areas exist within the boundaries and these should be recognized in the Official Community Plan as the City becomes aware of them.
12.2 Interpretation: Steep slopes, with grades of more than 30% (a 30% grade means an
increase of 30 metres in elevation for every 100 metres of distance) exist in Grand Forks. Steep slopes make development difficult and increase the possibility of rock fall, land slip, land slide and debris torrent. Development in these areas also faces constraints related to the provision of services.
Those lands located within 15 metres of the top of steep slopes are also
recognized as being potentially hazardous for development. Hazards arise due to the potential for slippage close to the top of the slope.
Some of the development in Grand Forks exists within the 200-year
floodplain. The general location of the floodplain is shown in Schedule D. Development which is located within the floodplain is recognized as being potentially hazardous due to the potential for flooding in the area. Prior to development, steps should be taken to address the flood hazard. Steps can include adding fill to increase the elevation of development above the flood plain.
Other areas in Grand Forks exist outside of the recognized floodplain but
may be prone to flooding. Development in these environmentally sensitive areas will only proceed after the hazard of flooding has been addressed or the risk involved has been reduced to acceptable levels. Any development on property which touches or exists within the environmentally sensitive area as shown on Schedule C will be subject to a Environmentally Sensitive Area Development Permit.
Development in hazard areas should only be undertaken after professional geotechnical reports have been produced which indicate that the risk to the development is non-existent or can be mitigated. The City of Grand Forks wants to control development in hazardous areas or ensure that the hazard has been adequately addressed prior to development.
12.3 Objectives: Council’s objectives are as follows: .1 Council’s objective is to prevent development in areas subject to
known hazardous land conditions, unless the hazard has been addressed or the risk reduced to acceptable levels.
.2 Recognize two main categories of hazard relevant to parts of Grand
Forks which are flooding and steep slope-related hazards. 12.4 Policies: Council’s policies are as follows: .1 Development within areas with grades steeper than 30% will only be
considered if the developer provides a report from a professional engineer with geotechnical engineering experience, setting out how the area can be developed safely and in an aesthetically pleasing manner. Nonetheless, Council may determine that the area should not be developed due to other considerations such as servicing feasibility or environmental impacts.
.2 Require hillside development permits in steep sloped areas with
grades greater than 30 percent as set out in the Hillsides Development Permit Area.
.3 Require development within the floodplain area to meet the requirements of the City’s regulatory bylaws dealing with the floodplain and floodplain setbacks.
Roads and Transportation SECTION 13.0 13.1 Background:
The role of the transportation network is to facilitate traffic movements between various land use components. The performance of the network is influential in aspects of quality of life, the economic well-being and success of the neighbourhood and land use zones within the community.
The Ministry of Transportation and Highways completed a Major Road Network Plan for the area in 1988. This plan identifies arterial and major collector roads. A pro-active approach to transportation planning is required if an efficient street network is to be developed and maintained in Grand Forks.
The incorporation of a road network plan into the Official Community Plan allows Council to make comprehensive decisions based on land use and urban servicing policies. This ensures that Grand Forks will have a consistent and compatible strategy when it comes to land use and transportation.
A series of transportation issues were highlighted during the OCP review process. The public survey results indicate some major issues of concern:
�� Impact of truck traffic on Highway 3
�� Need for more bicycle paths and paved shoulders, and the use of the old rail corridor for bicycle and pedestrian trails
�� Parking in the downtown core
13.2 Interpretation:
For the purposes of this Plan, the transportation system includes roads that make up the network, bicycle routes, pedestrian routes, public transit and off-site parking facilities.
The major road network is made up of arterials, collectors and local roads.
Arterials include provincial highways such as Highway 3 and Central Avenue. For the most part, these roads provide for higher speed transportation between communities. The intent of these roads is not to provide access to property (which is often restricted) but rather to move larger volumes of traffic at higher speeds.
Collectors (link from neighbourhoods to arterials) interconnect with the arterials to provide mobility for moderate length trips. Permitted speeds on these roads is less than on arterial roads.
Local roads provide access to properties and feed traffic onto the collector system. These roads provide a high level of access but a low level of mobility. Short trip lengths, low speeds, and low traffic volumes are characteristic of these roads.
13.3 Objectives:
Council’s objectives are as follows: .1 Provide a roadway system that ensures safe and efficient movement
of goods and people within the City of Grand Forks. .2 Provide for a safe and convenient pedestrian and bicycle access to
schools, parks, natural areas and the commercial core. .3 Minimize the impact of traffic corridors on agricultural activities in the
area.
13.4 Policies: Council’s policies are as follows: .1 Designate the existing and proposed major road network as shown
on Schedule E. .2 Work with the Ministry of Transportation and Highways to complete
an updated Major Road Network Plan. .3 Protect the rights of way of major roads .4 Develop a system of roads whereby all standards, intersections,
access to adjoining land, alignments and acceptable grades are based on the function of the roads.
.5 Discourage the creation of residential lots fronting on major roads. .6 Require that new development pay for its own road extensions and
improvements related to the new development throughout the road network.
.7 Require adequate off-street parking provisions for commercial,
industrial and multiple family residential uses to minimize parking on major streets.
.8 Work closely with the Ministry of Transportation and Highways to
assess interim and long term needs to address traffic growth within and through the City, including access management measures and other improvements to
Highway 3. .9 Pursue development of a transportation system which
accommodates the needs of all residents in urban areas of the community, particularly those with special needs or disabilities.
.10 Require sidewalks and roads in new urban development areas and,
where possible, in established urban areas, to provide ease of access to persons in wheelchairs.
.11 Complete an assessment of appropriate routes, roadways, and trails for the integration of a bikeway system that will serve schools, commercial uses, parks and residential neighbourhoods.
.12 Road rights-of-way that are not required for access to individual
properties in the vicinity of 66th Avenue, west of 24th Street, will be closed and consolidated with adjacent parcels. These include:
�� 66th Avenue between Lot 1, Plan 40525 and Lot 5; �� parcels A and B, Plan M10977; �� portion of 25th Street.
.13 The rail grade extending between 66th Avenue (just west of 24th
Street) and the Kettle River will be blocked to all vehicular traffic except emergency vehicles, at a point just south of 66th Avenue, to avoid conflict and prevent trespass onto adjacent lands. Parking is available at the Municipal park located at the corner of 24th Street and 68th Avenue. Signs will be posted indicating the need to park vehicles at preferred locations.
Servicing Sewer, Water and Drainage SECTION 14.0
14.1 Background:
The City of Grand Forks land use and servicing strategies should be coordinated to provide maximum operational and financial efficiencies due to the large cost involved in the provision of urban services. The extension of urban services should be designed to meet the rate and the City’s preferred direction of growth.
14.2 Objectives:
Council’s objectives are as follows:
.1 To co-ordinate land use and servicing strategies and extend urban services only to areas which are in the City’s preferred direction of growth.
.2 To ensure water, sanitary sewer and drainage systems are provided
that will support good health and will comply with recognized need, servicing standards and the ability of residents to pay for services.
.3 To improve services in and near the downtown core to help create an
environment which can sustain increased densities and that will support the key principles of this Plan.
14.3 Policies: Council’s policies are as follows: .1 Council encourages infill development in existing, serviced, single
and mixed density residential neighbourhoods to make more efficient use of existing urban services.
.2 Require development in urban areas to connect to the community
water, sewer and storm drainage system. .3 Major extensions to the City’s water and sewer systems to
accommodate new development will only be considered after the
Council has carefully weighed other factors including need, phasing, cost of construction, short term and long term maintenance costs and the impact on existing infrastructure.
.4 Through the use of the subdivision bylaw and a combination of
servicing agreements, latecomer agreements and development cost charges, the City will require developers to pay their share of costs associated with servicing new development.
Sanitary Sewer
14.4 Background:
Within most of the City of Grand Forks, sanitary sewage is collected in a system of underground pipes, and then conveyed to the sewage treatment plant where it is treated and disposed. The collection system includes underground pipes and pumping stations, and in the past was constructed as required to service new development. A new sewage treatment plant was constructed in 1997, and it has sufficient capacity to accommodate growth to a population of about 4,500. Beyond this, the old sewage treatment plant can be used as an interim measure. In the future, when the population exceeds the 6,000 threshold, additions to the new sewage treatment plant will be built in increments, with each one capable of servicing additional populations of 4,500. Based on the results of a series of reports prepared in 1993 and 1994 by Kerr Wood Leidal Associates Ltd., there are several areas within the City of Grand Forks where the capacity of the existing sewage collection system must be increased to accommodate infill development and new subdivisions. The recommended upgrades generally consist of providing new and larger pipes.
14.5 Objectives Council’s objectives are as follows:
.1 Provide a sewage collection system adequately sized to convey the peak rate of sewage generated by existing and new development to the sewage treatment plant.
.2 Provide a sewage treatment plant adequately sized to treat the
sewage generated by all existing and new development.
.3 Provide collection system and treatment capacity upgrades in reasonable increments so that total cost of the upgrades is kept to a minimum.
14.6 Policies Council’s policies are as follows:
.1 Require a piped sewage collection system in all areas of the City to ensure the health and safety of the public.
.2 Require that all new development pay for its own sewage collection
system extensions and improvements related to the new development.
.3 Upgrades to the sewage collection system will be consistent with
the improvements recommended in the Kerr Wood Leidal Associates “Report on a Long-Term Wastewater Management Strategy” (May, 1994).
.4 Should development ever be considered in areas on the west side
of the City presently not designated for urban development, the developer would be required to provide engineering analysis satisfactory to the City of Grand Forks to determine the sewer system upgrades necessary to accommodate new development.
.5 Developers of new development on lands North of Highway 3 and East of the CPR line will be required to upgrade trunk sanitary sewers as generally identified by the Kerr Wood Leidal Associates Ltd. “Report on a Long-Term Wastewater Management Strategy” (May, 1994) to a level specifically satisfactory to the City of Grand Forks.
.6 Developers of new development in the Westend Comprehensive
Development Plan #1 area will be required to upgrade trunk sanitary sewers as generally identified by the Kerr Wood Leidal Associates Ltd. “Report on a Long-Term Wastewater Management Strategy” (May, 1994) to a level specifically satisfactory to the City of Grand Forks.
.7 Require that all sewage collection system extensions and
improvements are adequately sized for all future development that may reasonably be expected to be serviced by the extensions and improvements.
.8 Require all new development to contribute Development Cost
Charges towards the eventual cost of increasing the capacity of the sewage treatment plant.
Water 14.7 Background
The City of Grand Forks relies on several ground water wells for the supply of potable water for domestic consumption and fire protection. The water is delivered to individual residences by a distribution system consisting of underground pipes which are sized to deliver peak domestic demands as well as to provide adequate flows to fight fires. The distribution system also includes water reservoirs which are needed to ensure that the system pressure remains sufficient when high demands are placed on the distribution system and the wells cannot provide enough water to meet the demand.
Based on the results of a report entitled “Report on Computer Modeling and Waterworks System Performance” prepared in 1994 by Kerr Wood Leidal Associates Ltd., the amount of water which the wells can provide to the system is known to be near capacity. As such, new growth will result in the need for an additional well. Furthermore, a new reservoir is needed near the West boundary of the City to maintain system pressure during high demand periods and to provide adequate fire protection. Also, there are areas within the City where development resulting from infill and new subdivisions will require improvements to the existing pipe network to ensure that peak domestic and fire flows can be delivered through the system.
14.8 Objectives Council’s objectives are as follows:
.1 Provide a water supply and distribution system, including wells, pumps, pipes and reservoirs, with sufficient capacity and adequately sized to convey peak domestic demands and fire flows.
.2 Provide water system upgrades in reasonable increments so that
total cost of the upgrades is kept to a minimum. .3 Encourage residents to undertake water conservation measures to
conserve water and also to help delay costly water infrastructure upgrading.
4. Protect our groundwater resource by preparing a Groundwater
Protection Plan.
14.9 Policies Council’s policies are as follows:
.1 Council recognizes that before further major development can proceed in Grand Forks, a new water well in the Johnson Flats area linked to the existing water distribution system will be required.
.2 Require a central piped water distribution system in all areas of the
City to ensure the health and safety of the public. .3 Developers of new major developments in the City of Grand Forks,
which may include any of the following:
�� 10 units or more of residential development; �� 10,000 square feet or more of commercial development; �� 10,000 square feet or more of light industrial development; �� 20,000 square feet of heavy industrial development;
will be required to provide engineering analysis satisfactory to the
City of Grand Forks to determine the impact of the development on the water system.
.4 If engineering analysis determines that upgrades are required to
the sewer system as a result of a major development, the developer shall provide the required upgrades prior to completion of the development.
.5 Require that all new development pay for its water distribution
system extensions and improvements related to the new development.
.6 Should development ever be considered in areas on the west side of the City presently not designated for urban development, the developer would be required to make trunk watermain upgrades as generally identified by Kerr Wood Leidal Associates Ltd. “Report on Computer Modeling and Waterworks System Performance”: (November, 1994) to a level specifically satisfactory to the City of Grand Forks.
.7 Require that all water system extensions and improvements are
adequately sized for all future development that may reasonably be expected to be serviced by the extensions and improvements.
.8 Require all new development to contribute Development Cost
Charges towards the eventual cost of increasing the capacity of the water supply system (new wells) and the water storage reservoirs.
Drainage
14.10 Background:
Residential dwelling units will have to be constructed to accommodate new growth. The construction of new residential dwelling units and their associated uses including parking areas and accessory buildings creates more impervious surface within the City of Grand Forks. When pervious ground cover such as grass or soil is covered with impervious pavement or buildings, the result is increased volumes of surface runoff because the formerly pervious soil is no longer capable of permitting ground infiltration. Runoff rates also increase when naturally pervious ground is replaced by pavement and storm sewers due to the rapidly reduced times of concentration of the stormwater runoff.
Historically, drainage has not been a major problem but rather a nuisance in Grand Forks. Future development that is projected for the City of Grand Forks should highlight a need for the interception and controlled discharge of surface runoff (surface runoff may include either stormwater runoff or snowmelt runoff). In the past, many local drainage problems were addressed by using “soak away” drainage systems. These are systems which rely on infiltration to the ground in order to dispose of collected runoff. The City does not wish to continue the use of these systems in the future except as temporary measures to address specific minor problems. Based on the results of a 1994 report “Impact of Subdivision Development on the Drainage System” by Kerr Wood Leidal Associates Ltd., there are several areas within the City of Grand Forks where the capacity of the existing drainage system must be increased to accommodate infill development and new subdivisions. The recommended upgrades generally consist of providing new, larger pipes. The reports also recommend that drainage from the West end of the City be discharged to the Johnson Flats wetland in order to improve water quality. New drainage systems should include underground pipes for the conveyance of runoff from relatively frequent storm and snow melt event, as well as established overland flow routes for the conveyance of runoff from relatively infrequent storm and snowmelt events. The overland flow routes can be incorporated into new development with little if any additional cost through good planning and layout of subdivisions. The purpose of the planned overland routes is to protect private property from damage due to flooding.
14.11 Objectives Council’s objectives are as follows:
.1 Provide a drainage system which includes both underground pipes and overland flow routes with sufficient capacity and adequately sized to convey peak rates of runoff from rainstorms and snowmelt.
.2 Protect existing development from adverse impacts caused by
stormwater runoff from new development areas.
14.12 Policies Council’s policies are as follows:
.1 Require all new development to provide and pay for underground storm sewers adequately sized to convey runoff from relatively frequent storms and snowmelt.
.2 Require all new development to incorporate the dual drainage
concept of underground pipe drainage systems and overland flow routes in order to protect new development from nuisance and flooding.
.3 To discourage the use of groundwater infiltration (“soak away”
drainage systems) in future development as a means of dealing with stormwater runoff and snowmelt.
.4 To encourage transition from the use of groundwater infiltration
(“soak away” drainage systems) to the use of dual drainage systems (underground drainage and overland drainage) in existing areas.
.5 To use the Johnson Flats Wetland as an outlet for drainage from
the Westend Comprehensive Development Plan #1 area to improve the quality of storm water run-off.
.6 Should development ever be considered in areas on the west side of the City presently not designated for urban development, the developer would be required to provide a comprehensive drainage study, completed by a professional engineer with experience in hydrology and storm water management, that identifies the drainage requirements of the land.
.7 New development located North of Pahoda Slough, East of Holiboff
Slough, and South of 81st Avenue will be required to construct a storm sewer network discharging to the Kettle River.
.8 Development North of Highway 3 and East of 15th Street in the
vicinity of Zak’s Slough will require the construction of a trunk storm sewer connecting with the storm sewer system on 73rd Avenue.
.9 Require that storm drainage system extensions and improvements
are adequately sized for all future development that may reasonably be expected to be serviced by the extensions and improvements.
.10 Require all new development to contribute Development Cost
Charges towards the eventual cost of providing centralized stormwater detention ponds and stormwater quality control measures.
.11 Storm water systems will be planned and designed so as not to
adversely affect adjacent agricultural lands.
Heritage SECTION 15.0 15.1 Background: The diverse heritage resources in Grand Forks include physical elements
of the past, which enrich the City’s cultural, economic and recreational opportunities. These physical elements also make Grand Forks unique. Heritage buildings, structures, landscapes and sites provide a glimpse into the evolution of the City of Grand Forks. These are the ingredients which give the City its particular sense of time, place and identity.
There are a number of heritage resources dispersed throughout the city.
Efforts must be made to recognize, protect, preserve and promote all of the heritage resources that exist in Grand Forks.
Many of the heritage resources in Grand Forks are located in the central
part of the City. The City of Grand Forks recognizes this and will establish a Heritage Corridor that will be located along Central Avenue.
15.2 Interpretation: Heritage Corridor will include all properties between 5th Street and 12th
Street along Central Avenue as shown on the land use map (Schedule B). 15.3 Objectives: Council’s objectives are as follows: .1 To encourage those owning heritage buildings, structures or
landscapes to maintain them in a manner which will preserve the historic quality and characteristics of the buildings, structures or landscapes.
.2 To establish a Heritage Corridor along Central Avenue. .3 Balance and integrate heritage conservation and revitalization
objectives with other community improvement and development interests.
15.4 Policies:
Council’s policies are as follows: .1 Council will support efforts to protect, preserve and promote heritage
resources in the City of Grand Forks. .2 Council will utilize volunteer groups with broad community
representation to cooperate with the City on heritage planning and management issues.
.3 Encourage the residential use and upon rezoning, the commercial
and institutional use of heritage homes in the Heritage Corridor. .4 Attempt to access maximum public and private sector funding to
offset costs of undertaking heritage management projects and plans. .5 Integrate heritage resource management into the development and
review of all neighbourhood, sector and concept development plans. .6 Consider innovative approaches to economic development which
maintain or enhance the viability of heritage buildings, revitalize historic areas and which do not negatively impact the natural environment nor detract from the quality of life currently enjoyed by the residents of Grand Forks.
.7 Council will consider designating the Heritage Corridor along Central
Avenue as a Development Permit Area. .8 Encourage the planting and replanting of trees within the Heritage
Corridor along Central Avenue.
Quality of Life SECTION 16.0
The Healthy Community Initiative Findings The Healthy Community Initiative was completed through a public survey conducted in 1996. Goal statements have been derived from the Healthy Community Initiative and considered as a direction for the review and update of the Official Community Plan for the City of Grand Forks. Public input in this process has been sought in order to achieve higher standards and a better quality of life in Grand Forks. These goals fall into four categories including:
�� Youth Issues
�� Health Services
�� Environment
�� Planning The Healthy Communities Initiative identified many social issues that
should be addressed during the term of this plan. These issues included: a lack of activities for children and youth, a lack of employment opportunities, a lack of seniors housing, and a lack of rental housing.
Overall community health can be influenced by the way in which a group
of people use shared resources to improve their lives. A healthy community relies on nurturing support systems, and changing and adapting our surroundings. It involves individuals, families, friends, schools, volunteer organizations, businesses and government, in short, the entire community.
16.1 Objectives: .1 Adopt an integrated planning approach, incorporating a social
perspective into overall planning. .2 To encourage and support universal access to and availability of
effective and responsive services to meet the social needs of residents.
16.2 Policies:
Youth Issues .1 Work with community volunteers, the Youth Advisory Committee and the
Recreation Commission to develop a youth centre in the downtown area and to designate appropriate land for such a facility.
.2 Work with School District # 51 to designate land for a future community or middle school.
Health Services .3 Liaise with consumers of service and the service providers in a timely
manner regarding locations of community health services in the future. .4 Encourage the location of regional services in Grand Forks when it is
beneficial to the City and the region. .5 Provide assistance in providing ways to ease the process of rezoning if
the City and community members determine a health service should be established.
.6 Continue to designate the land adjacent to the Hospital for health and related services.
Environment .7 Establish in conjunction with the major stakeholders in the aquifer a
groundwater protection plan, that includes control on land use activities and compound use and containment within the vicinity of well capture zones.
.8 Ensure that land use policies support continuing development of industrial uses in Grand Forks that meet Ministry of Environment standards.
.9 In conjunction with the major stakeholders, the City will identify land that is suitable in terms of location and soil quality for sustained agriculture and will enact policies that protect soils in these areas.
.10 Consider soil removal policies that prevent the loss of valuable soils or its degradation for other purposes. Consider amending the existing soil removal bylaw or preparing a new soil removal bylaw to reduce the loss of valuable soils.
.11 Support efforts to create linear parks in the community, build trails, provide river access, construct bicycle pathways and expand parkland in the community.
Planning .12 Explore the possibility of expanding the boundaries of Grand Forks to
include parts of Area D.
Sand and Gravel Resources SECTION 17.0 17.1 Objectives: Council’s objectives are to: .1 Maintain a supply of sand and gravel that meets the needs of Grand
Forks. .2 Minimize impacts of extraction, processing, manufacturing and
hauling on the environment and surrounding neighbourhoods. .3 Minimize utilization of sand and gravel resources within the ALR. .4 Rehabilitate lands that have been used for gravel extraction. 17.2 Policies: Council’s policies are to: .1 Utilize and study gravel resources outside the ALR before
investigating new sources within the ALR. .2 Require that sand and gravel operations use best management
practices to reduce impacts on neighbouring properties and along truck routes. Preventative measures may include controlling hours of operation, dispersion of dust, access and screening.
.3 Permit asphalt plants, concrete plants, gravel crushing and grading in
appropriate locations through issuance of temporary industrial permits.
.4 Require rehabilitation of depleted sand and gravel extraction areas
immediately following completion of extraction activities or in phases as work proceeds.
.5 Reduce the need for hauling by encouraging the use of gravel resources within the vicinity of the extraction sites.
.6 Prohibit sand and gravel extraction in environmentally sensitive
areas.
Temporary Commercial and Industrial Use SECTION 18.0 18.1 Policies: Council’s policies are as follows:
.1 Council hereby designates all lands within the City of Grand Forks as areas where temporary commercial or industrial uses may be allowed subject to the following general conditions:
�� the use must be clearly temporary or seasonal in nature;
�� the temporary use should not create an unacceptable level of
negative impact on surrounding permanent uses. .2 Pursuant to Section 921 of the Municipal Act, on application by an
owner of land, Council may issue a temporary commercial or industrial use permit with the approval of the Agricultural Land Commission.
Development Permit Areas SECTION 19.0 19.1 Background:
Pursuant to the Municipal Act, it is the policy of Council to designate certain areas of the City as Development Permit Areas (DPA) and implement special conditions in the form of development guidelines. These designations and guidelines are used for the following reasons:
�� protection of the natural environment; �� protection of development from hazardous conditions; �� revitalization of an area in which a commercial use is permitted; �� establishment of definitive objectives and to treat form and
character of commercial and multiple family residential development;
�� establishment of definitive objectives and to treat the form and character of light industrial and service commercial development in lands located in the northwest corner of the City.
In general, within a development permit area, the owner or land needs to obtain a development permit before:
�� subdivision; �� construction, addition or alteration of a building or structure is
started; �� land in an environmentally sensitive area as designated under
Section 879 (1)(a) of the Municipal Act is altered; �� land subject to hazardous conditions as designated under
Section 879 (1)(b) of the Municipal Act is altered. 19.2 Multiple Family General Development Permit Area
Category
The Multiple Family General Development Permit Area is designated under Section 879(1)(e) (form and character of multiple family residential development) of the Municipal Act.
Area
The designated areas for the Multiple Family General Development Permit Area are delineated on the Development Permit Area Map (Schedule C).
Justification
Most multiple family developments are located in areas next to major roadways, areas next to low density residential use, and areas going through a transition from low density residential to multiple family residential use. Because of their prominent size and location, multiple family developments can have a significant visual impact on the surrounding area.
Good design guidelines can help ensure that the development enhances the area rather than create an eyesore and source of friction between existing residents and the new development.
The objective of this designation is to ensure that multiple family development is attractive and compatible with the surrounding area.
19.3 Conditions For Which a Multiple Family General Development Permit is Not Required
The following may be undertaken without a Multiple Family General
Development Permit: �� Construction of a single family dwelling or a duplex. �� Internal alterations which do not affect the outer appearance of
the building. �� Replacement, upgrading or repair of roofing. �� Small additions that result in less than a 25% increase in floor
area beyond the floor area that existed at the date adoption of this bylaw.
�� Alteration of land.
�� Construction of an accessory building or addition to a multiple
family residential building that shall not alter patterns or requirements of parking, access, loading, or landscaping on the site.
�� Painting the exterior of a building. �� Replacement of windows. �� Construction of a fence.
19.4 Guidelines
Multiple family residential includes all developments with three or more dwelling units per building or lot. Development permits issued in this area shall be in accordance with the following guidelines: Buildings and Structures
.1 The scale, siting and shape of buildings should be consistent with
adjacent development and prevailing neighbourhood character. .2 Monolithic structures and long expanses of straight walls should be
avoided. .3 Large buildings should be designed in a way that creates the
impression of smaller units and less bulk through the use of building jogs, irregular faces and architectural features such as gables, dormers, balconies, chimneys, special window features, canopies, verandas, porches and railing.
.4 Clustering and other creative spatial arrangements with common open areas and facilities are encouraged. These types of housing should be designed to promote visual quality, efficient use of land and building materials.
Utility Servicing
.5 All multiple family development should be connected to a
community water system and a community sewer system. Parking/Access
.6 Parking lots shall be landscaped to provide shade and to enhance the appearance of the overall development. Parking areas with greater than 10 stalls should be broken into smaller groups, divided by landscaping.
.7 Safe and efficient vehicle entrances and exits, and on-site circulation should be provided.
.8 Consideration should be given to safe and efficient pedestrian and bicycle access. Provision shall be made for such features as pedestrian sidewalks or pathways, bicycle lanes and bicycle racks.
Screening and Landscaping
.9 The site should be provided with screening in the form of walls,
fencing, hedging, planting and other screening materials or a combination of materials in the following areas:
�� around outdoor storage areas and waste containers, heating
and cooling equipment and other service areas; �� between parking areas and the street. �� between parking areas and neighbouring properties.
.10 The site should be provided with landscaping in the following areas:
�� along the property edge next to roadways; �� between buildings and parking areas; �� along on-site access roads; �� along the sides of the buildings; �� in other open space areas not required for parking, access
roads or walkways.
Signage
.11 Free standing signage should be low, front lit or unlit, with a landscaped base.
.12 The general character of signs should be similar in design to the associated building.
19.5 Hillside Development Permit Area Category The Hillside Development Permit Area is designated under Section
879(1)(a) (protection of the natural environment) and Section 879(1)(b) (protection of development from hazardous conditions) and Section 879(1)(e) (form and character of industrial development).
Area Within the City of Grand Forks, all lands with a natural slope in excess of
30 percent and land within 15m of the top of steep slopes with grades in excess of 30 percent are designated as a Hillside Development Permit Area. Lands that may contain these areas are generally identified on the Development Permit Area Map (Schedule C).
Justification Areas in Grand Forks subject to hazardous conditions consist of steep
hillsides which may be susceptible to rock fall, landslide and subsidence. Also, hillside areas are subject to erosion if not properly rehabilitated.
A number of these areas with steep slopes have been designated for
industrial use. Therefore, an additional objective of this designation is to ensure that the visual impact of heavy industrial land use on the community is minimized.
19.6 Conditions for Which a Hillside Development Permit is Not Required
The following may be undertaken without a Hillside Development Permit :
�� Internal alterations which do not affect the outer appearance of
the building. �� Replacement, upgrading or repair of roofing. �� Painting the exterior of a building. �� Replacement of windows.
�� The construction of an accessory building or addition to an
industrial building where the accessory building or addition is not visible from neighbouring areas.
19.7 Guidelines Development permits issued in this designation shall be in accordance
with the following guidelines:
Development on Hillside with Slopes over 30% Setbacks
.1 For developments on or near steep hillsides, the City of Grand Forks may require that buildings and structures be setback a given distance as specified in the Development Permit from the top of the steep hillside or the toe of the slope.
Safe Use of Development
.2 For developments in areas where the City considers that the land is
subject or may be subject to erosion, land slip, rock falls or subsidence, the City may require that the Development Permit include a report certified by a professional engineer with experience in geotechnical engineering that the land may be used safely for the use intended. Where the engineer’s report indicates that the land may be used safely subject to conditions set out in the report, those conditions shall be set out in the Development Permit, and upon completion of the building or structure, the owner shall provide the City with a statement certified by a professional engineer that the construction was carried out in compliance with the conditions specified in the Development Permit.
Stormwater Management
.3 Hillside development proposals must be accompanied by a
stormwater management plan prepared by a professional engineer with engineering experience in hydrology and stormwater management to the satisfaction of the City of Grand Forks. Impervious surfaces should be minimized to aid in storm water infiltration. Stormwater may be collected in reinforced natural swales or new drainage channels made with natural materials, and then conveyed to a storm water pond or site drainage system of sufficient capacity.
Industrial Development
.4 Industrial development located within the Hillside Development Permit area and within the Heavy Industrial designation in the OCP requires screening and landscaping. The screening and landscaping should be designed to reduce the visual impact of heavy industrial use on neighbouring areas.
Screening may be in the form of fencing, hedging, planting and
other screening materials or a combination of materials used to visually shield the community from on-site industrial activities
19.8 Commercial Development Permit Area
Category
The Commercial Development Permit Area is designated under Section 879(1)(d) (revitalization of a commercial area) and Section 879(1)(e) (form and character of commercial development).
Area
Commercial Core
The downtown Commercial Core area is designated as a Commercial Development Permit Area on the Development Permit Area Map (Schedule C).
Highway and Tourist Commercial Within the City of Grand Forks, all lands designated Highway and Tourist
Commercial are designated as a Commercial Development Permit Area on the Development Permit Area Map (Schedule C).
Neighbourhood Commercial Within the City of Grand Forks, all lands designated Neighbourhood
Commercial are designated as a Commercial Development Permit Area on the Development Permit Area Map (Schedule C).
Justification
Commercial Core
The Commercial Core area is the most important commercial area in Grand Forks and the surrounding market area. The visual impression provided by the Commercial Core area forms a strong part of the community’s identity. Council would like to ensure that the visual character of the Commercial Core area improves as development occurs over time. Much of the heritage resources that exist in Grand Forks are located in the downtown area. The Council would also like to ensure that the heritage resources in the City of Grand Forks are protected, preserved and promoted.
An objective of this designation is to maintain and enhance the image of the Commercial Core area by requiring a high standard of development. Development will meet a consistently high standard of visual quality to assure that the character of the commercial core will continue to improve over time. Development will also be sensitive to the heritage character possessed by many Commercial Core buildings and structures.
Highway and Tourist Commercial Highway and Tourist Commercial areas are quite visible from Highway 3 and often are the first impression that tourists get of Grand Forks. For commercial development in the Highway and Tourist Commercial area, special considerations are required to address the following considerations:
�� the highway corridor is a high visibility area and therefore the
visual image of the community must be presented in a positive way;
�� access along a high volume controlled access route has
implications on commercial development;
�� compatibility between the residential areas and the commercial
development.
Neighbourhood Commercial
Neighbourhood Commercial uses occur in residential areas. This location requires that all land use conflicts be mitigated wherever it is possible. Special measures are required to ensure that a high quality of development is achieved. The objective of this designation is to enhance the appearance of Neighbourhood Commercial development to provide increased character in residential areas while also ensuring that safe and efficient access is provided.
19.9 Conditions for Which a Commercial Development Permit is Not Required
The following may be undertaken without a Commercial Development Permit:
�� Internal alterations which do not affect the outer appearance of
the building. �� Replacement, upgrading or repair of roofing. �� Painting the exterior of a building. �� Replacement of windows. �� Construction of a fence. �� The construction of an accessory building or addition to a
commercial building that does not alter patterns or requirements of parking, access, loading, or landscaping on the site.
19.10 Guidelines
Buildings and Structure
.1 Buildings should be designed in a way that enhances the visual character of the commercial area.
.2 The shape, scale and siting of buildings should be consistent with adjacent development.
.3 The shape, siting, roof lines, architectural features and exterior finish should be sufficiently varied to create interest and avoid a monotonous appearance.
.4 Monolithic structures and long expanses of straight walls should be avoided.
.5 Large buildings should be designed in a way that creates the impression of smaller units and less bulk, by using building jogs and irregular faces.
.6 Sensitive restoration of heritage buildings, structures, sites, and landscapes should be encouraged where structurally feasible.
.7 Buildings should be designated in a way that relates positively to pedestrians at the street level.
Access and Parking
.8 Parking areas with more than 20 stalls should be broken into
smaller groups, divided by landscaping. .9 Off-street parking and loading should be encouraged where
possible and designed to promote safe and efficient vehicle entrances and exits, and on-site circulation.
.10 Sites should be designed in a way that accommodates alternative modes of transportation, with provisions made for features such as pedestrian sidewalks, bicycle and walking paths or lanes, and bicycle racks on the site. Pedestrian and bicycle networks on the site should link with networks off the site.
Screening, Landscaping and Amenities .11 Sites should be provided with screening in the form of walls,
decorative fencing, hedging, planting, other screening materials or a combination of materials in the following areas:
�� around outdoor storage areas, waste containers, heating
and cooling equipment, and other service areas; and �� between the rear of commercial areas and any residential
area.
.12 The site should be provided with landscaping:
�� between parking areas and roadways; and �� between buildings and parking areas.
.13 Where setbacks are required between the building and the property line, the site should be provided with landscaping:
�� along the property edge next to roadways; and �� along the sides of buildings.
Lighting
.14 Land uses or establishments should be designed to ensure that
they do not produce a strong glaring light or reflection of that light beyond their lot lines. Shielded or controlled intensity lights are required.
Signage
.15 Signage should complement the building design and finish.
19.11 Environmentally Sensitive Development Permit Areas
Category
The Environmentally Sensitive Area (ESA) Development Permit Area is designated under Section 879(1)(a) (protection of the natural environment).
Area
Within the City of Grand Forks exists a substantial 200-year flood plain. Development within this area is regulated by Bylaw No. 1402. Some of the areas outside of the floodplain are also susceptible to flooding. These include areas with high water tables and consist of environmentally sensitive marshlands. These areas are designated as a Development Permit Area and are identified on the Development Permit Area Map (Schedule C).
Justification
The environmentally sensitive area that is covered by this Development Permit Area consists of wetlands which are subject to high water table levels. The Ministry of Environment indicates that this wetland maintains biodiversity connectivity within the City of Grand Forks. Mammals including cougar, white-tailed deer, mule deer, and black bear frequent the wetland in this area. This area also boasts ox-bows which were more abundant prior to development. Other natural features in this area include cattail, red osier, dogwood and willow which serve as excellent habitats to nesting birds. The swampland in this area is also home to at least one threatened species: the Tiger Salamander. Historically, fish entered this waterway from the Kettle River. The condition of this wetland is poor at present. Rehabilitation, the removal of garbage and other man-made blockages would return this area to its prior state as a watercourse.
19.12 Conditions for Which an Environmentally Sensitive Area Development Permit is Not Required
The following may be undertaken without an Environmentally Sensitive Area Development Permit:
�� The construction or alteration of a single family or two-family
residential dwelling, a residential or agricultural accessory building situated 15 m or more from the natural boundary of a stream or other water feature or is at least 10 m from the natural break of the slope of a ravine.
�� Placement or replacement of a manufactured home or a mobile
home in an approved mobile home park.
�� Road access, and service including: sewer lines, water lines, drainage lines and routes, natural gas lines, power lines, telephone lines, cable lines and other services will not pass through the ESA for the development; and
�� Fencing if it does not pass through the ESA.
�� Internal alterations which do not affect the outer appearance of
the building.
�� Replacement, upgrading or repair of roofing. �� Painting the exterior of a building. �� Replacement of windows.
19.13 Guidelines for All Development
The guidelines in this subsection apply to all development requiring a development permit under Section 920 of the Municipal Act. In general, this includes subdivision, construction, addition, alteration, and land alteration.
Development permits issued in this designation shall be in accordance with the following guidelines:
Wetlands
.1 Wetlands should be adequately buffered by natural vegetation to filter out contaminants from stormwater run-off and protect aquatic habitat and amenity values. In general, a minimum setback of at least 15 metres is needed for a buffer to assimilate pollutants. Building setbacks should be calculated from the landward edge of the wetland, at high water.
.2 On site deposit of fill or construction materials that may affect the
size, water quality, or ecological integrity of wetlands is discouraged, and will be subject to approval by the City and the Ministry of Environment, Lands and Parks.
.3 Other mitigation measures for wetlands may be required by the City
and the Ministry of Environment, Lands and Parks. Vegetation Management .4 Do not clear, grub or remove trees or undergrowth from the wetland
area of the site without prior approval from the Ministry of Environment.
.5 Revegetation within and adjacent to the wetland should be with
native species appropriate to the site. General Environmental Management .6 Where the Ministry of Environment, Lands and Parks has
requested it, vegetation or trees should be planted or retained in order to control erosion, protect banks or protect water quality and fisheries.
.7 Where disturbance of the Environmentally Sensitive Area is unavoidable in order to construct or repair road, water, sewer, drainage, gas, underground wiring or other infrastructure, soil conservation measures such as silt fencing, matting and trapping should be used. The disturbed areas should then be replanted with natural vegetation immediately after the construction or repair is complete.
.8 The sequence and timing of development should consider
important fish and wildlife activities such as breeding, nesting and spawning seasons, and assist in minimizing soil erosion.
.9 Areas to be preserved free of development should be temporarily
fenced or otherwise protected from damage prior to starting development of the site, with care taken to include the root system of the trees within the fenced area.
.10 Infrastructure and facilities that allow public access and passive
recreational uses should be planned in such a way that public safety is ensured, landowners are not disturbed, and there are no significant impacts on the area’s ecological features and functions.
Safe Use of Development .11 For developments in areas where the City considers that the land is
subject or may be subject to flooding, erosion or high water levels, the City may require that the Development Permit include a report certified by a professional engineer with experience in geotechnical engineering that the land may be safely used for the use intended. Where the engineer’s report indicates that the land may be used safely subject to conditions set out in the report, those conditions shall be set out in the Development Permit, and upon completion of the building or structure, the owner shall provide the City with a statement certified by a professional engineer that the construction was carried out in compliance with the conditions specified in the development permit.
19.14 Light Industrial Development Permit Area Category
The Light Industrial Development Permit Area is designated under Section 879(1)(e) - (form and character of industrial development) of the Municipal Act. Area The principal designated area is shown as the Light Industrial Development Permit Area on Schedule C on the Development Permit Area Map. In general, the lands that are designated Light Industrial located in the northwest corner of the City of Grand Forks will be subject to the Light Industrial Development Permit Area guidelines. Justification The area designated as Light Industrial and Service Commercial in the northwest corner of Grand Forks is suitable for light industry and service commercial development. The objective of this designation is to ensure that development of light industrial sites is done in a manner sensitive to adjacent lands and environmental quality, as well as to guide the form and character of new and existing light industrial zoned properties.
19.15 Conditions for Which a Light Industrial Development Permit is
Not Required
The following may be undertaken without a Light Industrial Development Permit:
�� Internal alterations which do not affect the outer appearance of
the building. �� Replacement, upgrading or repair of roofing. �� Painting the exterior of a building. �� Replacement of windows. �� Construction of a fence. �� The construction of an accessory building or addition to a light
industrial building that does not alter patterns or requirements of parking, access, loading, or landscaping on the site.
19.16 Guidelines Development Permits issued in this area shall be in accordance with the following guidelines: .1 All buildings, structures and additions thereto shall be designated in
a manner which gives consideration to the relationship with adjacent buildings and open areas, the efficiency of the circulation system and the design and siting compatibility with surrounding development.
.2 Techniques to reduce impression of building size and bulk such as
stepping back upper storeys, utilizing alcoves, bays, sub-roofs and ledges are encouraged.
.3 Architectural details and design elements which enhance the visual
appearance and articulate the facade are encouraged. .4 Outdoor storage materials should be screened with walls, fencing,
hedging, trees, planting, other screening materials or a combination of these materials.
.5 Areas of landscaping should be provided next to roadways. .6 Development of lots adjacent to the ALR shall provide an ALC A.3
Airborne Particle and Visual Screen Buffer that is a minimum of 15m wide or designed and installed satisfactory to the ALC and the City. The ALC A.3 Airborne Particle and Visual Screen Buffer includes deciduous or coniferous trees, shrubs and fencing.
.7 Light industrial buildings and office buildings associated with light
industrial use should be treated with painted metal, stucco, wood or textured concrete or other suitable finishings. Untreated flat concrete blocks will not be allowed.
Implementation SECTION 20.0 Introduction The Official Community Plan provides general policy direction to facilitate the efficient evolution of the City of Grand Forks. An implementation plan is needed to see these policies come to life. Implementation steps may refine existing municipal bylaws and regulations, suggest additional studies to gather important information, and encourage continued work in close coordination with other government agencies. 20.1 Commercial Core Plan Planning
The Official Community Plan recognizes the importance of the commercial core area to the city, region and tourist market. In order to build upon the strengths of this special area in Grand Forks, the second phase of the Downtown Revitalization Concept will be initiated. The exact area to be revitalized will be selected during the conceptual planning phase. Existing downtown design guidelines will be reviewed in conjunction with this process. Additional funding opportunities such as The Downtown Neighbourhood Enhancement Program will be pursued.
In addition, Council will prepare a Commercial Core parking management plan to address parking supply and demand in the downtown core.
20.2 Heritage Protection and Enhancement Guidelines
Steeped in a rich history, it is important for Grand Forks to identify and preserve the heritage buildings within the community. To that end, further planning and design controls may be considered for the heritage corridor including:
�� special guidelines; �� landscaping requirements; and �� streetscaping concepts.
20.3 Comprehensive Development Plans
Prepare Comprehensive Development Plans for the Westend District and the Donaldson Drive District in accordance with the land uses, densities and building forms described in the Official Community Plan and the City’s Terms of Reference. Specific areas and terms may be further defined at the outset of these planning processes.
The Westend District contains land owned by the City of Grand Forks. It is considered a priority development area and therefore requires immediate functional planning, design and servicing attention.
20.4 Transportation Plan
The City will undertake a Transportation Plan that may make recommendations regarding:
�� modifications to the road hierarchy; �� public transit needs; �� parking requirements; �� implementation of bikeway system that will serve schools, commercial
uses, residential neighborhoods and provide easy access to networks outside the City boundary;
�� the safe and efficient integration of pedestrian and motor vehicle traffic; and
�� long-term maintenance priorities.
It is expected that the City of Grand Forks will work in close coordination with the Ministry of Transportation and Highways to establish a transportation system that responds to both local and regional needs.
20.5 Parks and Recreation Master Plan
The City will continue to develop a Parks and Recreation Master Plan that will provide recommendations regarding park land acquisition and improvements. In addition the plan will detail the location, type and function of current and future parks, trails, open spaces and recreational areas within the community. This plan will seek to build upon the incredible natural setting unique to Grand Forks by enabling easy pedestrian and cycling access to areas
including the rail corridor, Rattlesnake Hill and the Granby and Kettle River systems.
20.6 Development Permit Guidelines
The City may prepare more extensive Development Permit Guidelines for Multiple Family, Commercial, Light Industrial (Donaldson Drive Area) and Environmentally Sensitive Areas. The intent of designation is to facilitate appropriate development that respects the form and character of the surrounding neighborhood and community.
20.7 Airport Management Plan
The City will prepare an Airport Management Plan that will detail various tenure options, future improvements and operations, to ensure the efficient and safe management of the airport.
20.8 Hillside Development Guidelines
Hillside Development Guidelines should be created to apply to those areas within Grand Forks that are impacted by severe slopes. Although development in these areas is not anticipated within the life of this plan, guidelines should be put in place should servicing become available.
Guidelines should consider protection of the hillside environment, facilitate safe pedestrian and vehicular movement, preserve the scenic character of the site and its surroundings and resolve the servicing concerns.
20.9 Hazardous Area Inventory
An inventory of areas within the community that may be hazardous to development should be initiated and continually updated as needed. These may include areas with steep slopes or areas within the floodplain.
20.10 Ground Water Protection Plan
In conjunction with the major stakeholders in the aquifer, a Groundwater Protection Plan should be carried out by the City to control land use activities and compound use and containment specifically in well capture zones.
20.11 Infrastructure and Servicing
Prior to any new development, additional studies may be required to determine possible future sewer, water and storm system upgrades.
20.12 Additional Studies that may be considered:
�� Secondary Suites as a form of affordable housing; �� Rivers Trail System; �� Tourism and economic development; �� Tree protection; and �� Industrial Development Opportunities identified in conjunction with the
Regional District of Kootenay-Boundary. 20.13 Bylaws
The City of Grand Forks will review existing bylaws for consistency with the OCP. The City may also adopt additional bylaws to help implement the OCP. Examples may include:
�� Zoning Bylaw amendments; �� Subdivision and Development Bylaw amendments; and �� Other Bylaws such as a Sign Bylaw, Tree Protection Bylaw,
Development Cost Charge Bylaw. 20.14 Development Permit Area Revisions
The City may need to refine existing Development Permit Areas from time to time and establish new ones. In some cases, guidelines may simply need to be revised or upgraded.
20.15 Approvals
Rezoning, subdivision and development permit applications shall be considered in relationship with the objectives and policies of this Plan. In rendering a decision on the above applications, a preliminary criterion shall be conformity to the Official Community Plan.
20.16 Capital Expenditures The Capital Expenditures Program of the City shall ensure that
expenditures for public services and facilities further the objectives and policies of the OCP.
A Development Cost Charge Bylaw shall be updated and reviewed annually and used to assist in the recovery of capital costs incurred as a result of servicing new development.
The City may impose Specified Area Bylaws from time to time, in accordance with the Municipal Act. Council, in a bylaw shall define the area of the municipality that will be benefited.
20.17 Review and Amendment
The Official Community Plan will be reviewed and updated in five years or when necessary. Any review process will seek extensive public involvement.
Plan amendment procedures shall be initiated only by Council as a result of a comprehensive or partial review of the Official Community Plan, or where Council wishes to approve a rezoning or development application or enact another bylaw which would be in conflict with the Plan. Amendments procedures can also be initiated by Council where changes to other Plans, bylaws and legislation, having an impact on the Official Community Plan, make this necessary or desirable.
Council may amend the Official Community Plan from time to time only through a bylaw adopted after a public hearing has been held in accordance with the provisions of the Municipal Act.
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C I T Y O F G R A N D F O R K SC I T Y O F G R A N D F O R K SSchedule "B"
Land Use Map
Scale 1:5 000
Maps by: Revised February 2010
THIS IS SCHEDULE 'B' REFERRED TO INTHE CITY OF GRAND FORKS OFFICIALCOMMUNITY PLAN .
Lynne Burch, City Clerk
LegendNEIGHBOURHOOD COMMERCIALAIRPORT COMMERCIALMIXED COMMERCIAL RESIDENTIALLIGHT INDUSTRIAL & SERVICE COMMERCIALHEAVY INDUSTRYINSTITUTIONALPARK & OPEN SPACEHILLSIDE & RESOURCE DISTRICTAGRICULTURE / RURALAGRICULTURE / AIRPORT RUNWAYLOW DENSITY RESIDENTIAL
MIXED DENSITY RESIDENTIAL (TRANSITION AREA)MULTIPLE FAMILY RESIDENTIAL WESTEND DISTRICT COMPREHENSIVE DEVELOPMENT PLAN #1DONALDSON DRIVE TRANSITION DISTRICTCOMMERCIAL COREHIGHWAY & TOURIST COMMERCIAL
Boundary Mapping and Design
HP
HP
HP
HP
EPCP
MP
MP
CP
LP
EP
CP
CP
HC
MP
DDTD
CP
MP
MP
MP
MP
CP
CP
CP
MP
LegendMP MULTIPLE FAMILY GENERAL DEVELOPMENT PERMIT AREALP LIGHT INDUSTRIAL DEVELOPMENT PERMIT AREACP COMMERCIAL DEVELOPMENT PERMIT AREAHP HILLSIDE DEVELOPMENT PERMIT AREAEP ENVIRONMENTALLY SENSITIVE AREA DEVELOPMENT PERMIT AREAHC HERITAGE CORRIDOR PERMIT AREADDTD DONALDSON DRIVE TRANSITION DISTRICT PERMIT AREA
C I T Y O F G R A N D F O R K SC I T Y O F G R A N D F O R K S
Schedule "C"Development Permit Area Map
Scale 1:15 000Maps by:
Revised FEBRUARY 2010
THIS IS SCHEDULE 'C' REFERRED TO INTHE CITY OF GRAND FORKS OFFICIALCOMMUNITY PLAN .
Lynne Burch, City Clerk
U:\0788\04\OCP\11x17-DWG\11X17FLD.DWG Fri Mar 24 09:54:38 2000 Prepared by Urban Systems Ltd.
U:\0788\04\OCP\11x17-DWG\11x17trn.dwg Fri Mar 24 09:56:54 2000 Prepared by Urban Systems Ltd.
U:\0788\04\OCP\11x17-DWG\11X17S-F.DWG Fri Mar 24 09:55:52 2000 Prepared by Urban Systems Ltd.
Schedule G – Westend District Comprehensive Development Plan #1
1.1 Background
The Westend District Comprehensive Development Plan area refers to the westerly part of the City along Highway #3 and encompassing a large block of City owned land, as shown on Schedule B. It is a comprehensively planned area that will encourage a range of commercial, residential and park uses. A high degree of urban design is envisioned, especially at the entrance to the City.
1.2 Interpretation
The Westend District CDP #1 Examples of the suggested uses include, but are not limited to the following:
�� townhouses; �� triplexes; �� fourplexes; �� clustered housing; �� food and beverage commercial uses; �� hotels, motels and inns; �� special retail and service associated with tourist trade; �� entertainment including pubs; �� tourist attractions; �� retail in a shopping centre or village like setting; �� public parks, grounds and associated community use buildings and
structures.
Tourist Commercial (TC) 1.3 Background A comprehensively planned area near the intersection of Highway 3 and Spragett
Road, the highly visible corner lends itself to creating a new commercial area to serve the travelling public and local residents. Special design treatment will be required to encourage a village-like setting. Access would be from 68th Avenue and 27th Street only. This area will be subject to Development Permit designation and guidelines.
1.4 Interpretation
The Tourist Commercial Area Examples of the suggested uses include, but are not limited to the following:
�� Tourist services, including hotels or inns – no motels permitted; �� Professional services and offices; �� Banks (including drive-through); �� Retail, especially tourist boutiques, recreation and entertainment,
beer and wine stores; �� Tourist attractions; �� Retail, entertainment and tourist services must be developed in a
comprehensive village-like setting around common parking design character/guidelines;
�� Tourist information centre; �� Food and beverage establishments.
Highway Commercial (HC) 1.5 Background
Extending between 27th Street and 25th Street along Highway #3, this area will continue to evolve as a highway commercial precinct, permitting auto oriented services and sales, and related commercial uses. 72nd Avenue will be extended to 27th Street. Access can be gained off the side streets
or off 72nd Avenue. This area will be subject to Development Permit Area designation and guidelines.
1.6 Interpretation
The Highway Commercial Area Examples of the suggested uses include, but are not limited to the following:
�� Auto oriented services (contained); �� Sales of automobiles/RVs/Farm Equipment; �� Tourist services, including hotels, motels and inns; �� Food and beverage establishments; restaurants, pubs, fast food
and drive-through; �� Tourist attractions; �� Special retail and service associated with the tourist trade; �� Convenience stores.
Multiple Family Residential 1.7 Background
A block of land to the south of the auto dealership, between 27th Street and 25th Street will be reserved for multiple-family residential use that will serve as a transition between the commercial areas along the Highway and the lower density residential areas south of 68th Avenue. This area can contain a mixture of two-family (multiplex) and row housing or stacked townhomes. The area should be comprehensively designed and will be subject to Development Permit designation and guidelines. Height could be up to three stories with a maximum two stories where abutting the low-density area. Clustering of buildings should allow for substantial landscaping throughout the site. Parking should be contained within or beneath the buildings.
1.8 Interpretation The Multiple Family Residential Area allows for:
Stacked Townhomes
�� Approximately 20 to 30 units per acre maximum (50 to 75 units per hectare);
�� These units could accommodate special needs housing. �� Two Family (Detached) and Multiplex
�� Approximately 8 to 10 units per acre (20 units per hectare); �� Typically one or two storey maximum height; �� These units can also fit with adjacent commercial along 27th
Street. Community Use 1.9 Background
The remaining land, located between 68th Avenue and the boundary of the Agricultural Land Reserve to the south, will be reserved for Community Use. The area could appropriately serve as the location of the Grand Forks Fall Fair. Access should be accommodated via 68th Avenue.
1.10 Interpretation
The Community Use Area Examples of the suggested uses include, but are not limited to the following:
�� The site of the Grand Forks Fall Fair; �� Parks and fair grounds; �� Community halls and other public buildings; �� Accessory buildings and structures.