Official Community Plan Bylaw No. 811, 2011 - Policy Excerpts

Policy HS1.1 Range of Housing Types Ensure the policies of this Plan and the regulations of the Zoning Bylaw support a range of housing, including detached homes, small lot subdivisions, apartments, townhouses, secondary suites and other typologies that meet the housing needs of current and future residents.

• Special consideration will be given to the provision of ground-oriented units in order to accommodate continued demand for family housing. Increasing the number of garden suites, townhomes, small lot detached houses and other housing forms with ground level entries is essential to realizing the Town’s Vision.

Policy HS1.2 Age in Place Encourage appropriate housing – both market and non-market – for seniors to allow residents to age in place within the View Royal community. This includes promoting the development of accessible and adaptable units that are specifically designed for those with physical constraints and mobility limitations.

Policy HS1.4 Housing Amenity Contributions Ensure that any proposed multi-unit residential development requiring a rezoning provides a “housing amenity” contribution to the Town, which could be directed to the Regional Housing Trust Fund as part of the Town’s annual contribution.

Policy HS1.7 Multi-Unit Housing Support the development of multi-unit market housing in conjunction with the provision of public amenities and park space in appropriate locations, including Thetis Cove and the property on the corner of Helmcken Road and Watkiss Way.

Policy HS1.9 Innovative Approaches Support innovative approaches to creating affordable housing including market rental, cooperatives, co-housing and other forms of shared ownership, mixed market and non-market projects, and public-private partnerships.

Policy HS1.10 Affordability Through Design Promote “affordability through design” by encouraging housing forms that are less expensive to build and maintain such as small lot subdivisions, townhomes, multi unit houses, stacked units, apartments, and secondary suites.

Policy HS2.1 Change Areas Housing Promote the location of higher density housing in the mixed-use Change Areas to bring people closer to transit, shops and services, create vibrant activity hubs and reduce the need for car travel. New housing should respond to housing needs not currently met in the community. This includes housing for young adults, young families and seniors.

Policy NE1.1 Environmental Conservation Ensure the long-term health and sustainability of important terrestrial, aquatic and riparian ecosystems, species of concern, and Environmentally Sensitive Areas (ESAs). Protection and conservation strategies may include:

• Development permitting.
• Negotiations at the time of rezoning.
• Public land acquisition at the time of subdivision.
• Conservation covenants with willing landowners.
• Permissive tax exemptions.
• Transfer of development rights (TDRs.)

Policy NE1.2 Environmentally Sensitive Areas Development Permit Areas Designate ESAs as Development Permit Areas (DPAs) on public and private land for the purpose of protecting representative and special ecosystems and restricting development within natural hazard areas. Proposed development in these areas must identify ecosystems and plant and animal species of concern, and take one or more measures to ensure their protection. Measures to protect ESAs may include:

• Designation as a natural park with special management criteria.
• Dedication as a private land trust for conservation purposes.
• Conservation covenants.
• Stewardship projects for conservation of privately owned land.
• Conservation zoning and density transfers (land swapping).
• Other creative preservation initiatives involving public/private partnerships, conservation organizations, tax benefits for legacies or dedications, low impact development, tree protection standards, and best management construction practices.

Policy NE1.3 Scientific Data ESAs and other environmental information and mapping should be based on the best available scientific data. Municipal environmental policies and programs should be regularly reviewed and updated to incorporate new and proven scientific data and best practices.

Policy NE1.4 Covenants Continue to use and maintain covenants to permanently protect greenspaces, greenway connections and environmentally sensitive spaces from future development.

Policy NE1.6 Native Trees and Vegetation Encourage the protection of native trees and vegetation in natural and developed areas.

• Promote the retention and restoration of native habitat.
• Actively promote the removal of invasive trees and plants, and the use of native species in private and public landscaping through education, incentives and regulations.
• Encourage the use of native trees and plants species in all municipal landscaping and public works projects. Exceptions may be allowed for seasonal projects, such as hanging baskets and targeted annual gardens.
• Enforce the provisions of Town’s Tree Protection bylaw. A permit is required for cutting down or altering trees of specific species and size.

Policy NE1.7 Urban Forest Maintain a healthy urban forest by encouraging the retention of trees and ecological features, promoting tree coverage expansion and enhancing wildlife biodiversity.

Policy NE1.8 Nature Corridors Ensure natural areas, parks and open spaces are connected to facilitate the movement of wildlife and greater biodiversity.

Policy NE2.4 Environmental Impacts Consider the natural limitations of the land when assessing the type and intensity of proposals for development in View Royal. Enact and enforce environmental impact assessment standards for the Town in concert with federal, provincial and regional governmental agencies, and ensure the proper undertaking and supervision of environmental reviews.

Policy NE2.5 Ecologically Sensitive and Energy Efficient Design Ensure that all private and public building and infrastructure projects support environmental enhancement practices and the policies contained in this OCP. Encourage development proposals that design “with the land”, and employ best practices for ecological sensitivity and energy efficiency. Planning and design considerations should include:

• Integration of natural features and topography into the planning and design.
• Measures to maximize the amount of greenspace and reduce the development footprint.
• Protection of soil and vegetation during construction.
• Use of native landscaping.
• Energy and water efficient building design.
• Bio-retention, alternative energy and best practices for reducing energy needs, and promoting resource conservation, onsite wastewater management and natural systems.
• Measures to minimize impermeable surface areas.
• Measures to avoid light pollution from artificial lighting and mitigate noise from development, transportation and other human-generated sources.
• Restriction of utilities to underground corridors wherever possible.

Policy NE2.6 Environmental Inventories Development application packages should include a complete environmental inventory of existing vegetation, wildlife, topography, soils, and drainage. The resulting detailed understanding of natural factors will provide the basis for comprehensive planning.

Policy NE2.7 Stormwater Discharge Ensure that the discharge of stormwater does not negatively impact adjacent water quality and that there is no increase in stormwater discharges as a result of new development. Encourage innovative design techniques that maximize groundwater recharge.

Policy NE2.8 Ecosystem Restoration Ensure that ecosystems degraded by construction, drainage, enclosure, contamination and invasive or introduced plant species are restored to the capacity to sustain themselves indefinitely.

Policy NE2.9 Amenity Zoning and Density Bonusing Consider the use of amenity zoning and density bonusing in exchange for environmental protection and restoration.

• The concept of “amenity zoning”, represented by the clustering of development on parcels to free up greenspace, shall be fully supported in conjunction with the use of parkland dedication to permanently prevent intrusions into such greenspace. Amenity zoning may be applied to detached, single-family homes on downsized, clustered lots and is not restricted to multiple-family residential development.
• Through the zoning bylaw, a landowner may be entitled to a higher development density than generally allowed in return for the provision of public amenities, such as parks and trails.

Policy NE2.10 Comprehensive Development Zoning Comprehensive Development zoning may be required in areas that require special care in dealing with difficult terrain, preservation of natural features and access challenges. Due regard should be given to maintaining special natural characteristics.

Policy NE4.9 Alternative Transportation In accordance with other sections of this plan, encourage the use of car alternative transportation and support the reduced dependence on private vehicle travel.

Policy IS1.1 Sustainable Development Pattern Plan new infrastructure and services to support compact and sustainable development. Prioritize investments that support new housing, commercial and facility development within the planned Town Centre, Neighbourhood Centres, Community Corridors areas.

Extension into un-serviced areas will only be built in tandem with new development and will be financed by development projects. Extension of services in areas outside the Urban Growth Boundary or for developments that are not in conformance with the policies of this plan will not be supported.

Policy IS1.2 Adequate and Appropriate Infrastructure Ensure that development will only occur if appropriate infrastructure systems (water, wastewater, and sewer) and standards are in place, and designed to the satisfaction of the Town. Work with developers and regional agencies to ensure adequate systems that promote conservation and expand only as necessary to accomplish goals and policies within this plan.

The presence of adequate infrastructure is not in itself a justification for development.

Policy IS1.4 New Development Ensure that new developments utilize best practices for infrastructure design, operations and maintenance. Developers will be required to meet the Town’s standards and should be encouraged to incorporate innovative strategies, such as:

• On-site stormwater management and surface stormwater treatment.
• Underground services.
• Water conservation and wastewater reduction.
• Use of pervious surfaces and permeable landscaping materials.

Policy IS1.5 Comprehensive Drainage Studies Require comprehensive drainage studies that include drainage improvement recommendations and implementation procedures for all major developments.

Policy IS1.6 Curbs and Gutters Curbs and gutters will be required for new development in all commercial, mixed residential and mixed-use areas. The Town may adjust this requirement if a development proposal includes alternative approaches to stormwater management that support sustainable development, protect the natural environment, and are designed and implemented to the satisfaction of the Town.

Policy IS1.8 Emergency Access Require developments to make adequate provision for emergency vehicle access and manoeuvrability, as well as ensure that the infrastructure necessary to support fire protection activities is in place.

Policy IS1.9 Fire Protection Ensure fire protection is an important element in site and building design, with the view to shifting the burden of fire suppression to the developer and property owner.

Policy IS1.10 Coordinate Public Projects Plan new infrastructure in conjunction with roads, community facilities, parks and other public spaces. Planning considerations should include:

• Stormwater management.
• Watershed issues.
• Integration of parks, greenways and natural systems.

Policy IS2.1 Environmentally Sensitive Design Ensure that infrastructure and services are designed and located to be sensitive to surrounding land uses, and reduce or eliminate adverse impacts to the natural environment. Design considerations should include:

• Utilizing natural features and systems such as trees, vegetation, and riparian areas for natural stormwater absorption and treatment.
• Mimicking and incorporating natural systems
• Strategies to minimize the amount of stormwater entering the sewer system
• Sustainable approaches to wastewater management, such as site-specific wastewater infrastructure for private developments
• Utilizing pervious surfaces on driveways, parking lots and access roads
• Xeriscaping, infiltration basins, and green roofs as a means of reducing stormwater runoff and the heat island effect.

Policy IS2.4 Water Conservation

• Support strategies and develop incentives for reducing water consumption and wastewater generation. Strategies could include rainwater collection, grey water reuse (Including the use of treated water for irrigation purposes) and dual piping systems.

Policy IS2.6 Stormwater Discharge

• Ensure that the discharge of stormwater does not negatively impact adjacent water quality. Diverted stormwater collection and discharge systems require provision for grease, oil, hydrocarbon, and sedimentation removal facilities and on-going maintenance of these facilities. Such systems shall be engineered to the satisfaction of the Town.
• Where a net benefit for fish habitat can be demonstrated, the Town may consider proposals from applicants to enhance fish habitat, including in-stream works or the creation of wetland areas, as part of alternative design options for development projects. Approval for these projects may be subject to approval from applicable provincial and federal government authorities.

Policy IS3.2 New Development Costs

• Require that the cost of system upgrades to accommodate new development be borne by developers.

Policy PR1.5 Parkland and Recreation Facilities Acquisition and Development Consider and use the following methods and strategies to acquire, improve and maintain parks and recreation facilities that meet the needs of current and future residents.

• [...] Acquire parkland or recreational facilities as an amenity in exchange for rezoning a property that entitles the owner to a higher density than generally applicable for the zone (Section 904, Local Government Act).
• Acquire park improvements or recreational facilities in partnerships with other organizations and levels of government. This may include providing Town-owned land as an incentive for external investments.
• Protect natural greenspace and habitats through covenants and easements held by third parties, such as an environmental charity.

Policy PR1.6 Neighbourhood Priorities

• The type of park or greenspace to be acquired through any of the methods and strategies set out in Policy PR1.5 should be defined in response to ecological, social and recreational priorities for each neighbourhood and in accordance with Policy PR1.1.

Policy PR4.2 Social Gathering Places

• Support the development of social gathering places in larger parks and public areas, and as part of large development proposals, including Thetis Cove and the future Town Centre.

Policy PR5.2 Environmentally Sensitive Areas

• Continue to identify and review Environmentally Sensitive Areas (ESA) to ensure that these areas are adequately protected within Development Permit Areas (DPA). Periodically update DPA guidelines to respond to new scientific information and incorporate best practices.

Policy PR5.8 Invasive Species Removal and Habitat Restoration Support the rehabilitation of areas degraded by invasive plants and species, and the restoration of native vegetation. When possible, employ preventative measures to protect native habitat within View Royal parks.

Policy ED3.1 Local Employees Ensure an adequate match between housing stock and the housing needs of local employees, with the intent to reduce long commutes and create a balanced and inclusive community.