Rural Vernon Official Community Plan - Regional District of North ...

Official Community Plan

REGIONAL DISTRICT OF 

NORTH OKANAGAN 

CONSOLIDATED FOR 

CONVENIENCE ONLY 

RURAL VERNON 

OFFICIAL COMMUNITY PLAN 

FOR PORTIONS OF 

ELECTORAL AREAS ‘B’ AND ‘C’ 

Regional District of North Okanagan 

Development Services Department 

9848 Aberdeen Road 

Coldstream BC 

V1B 2K9

PREFACE 

This document concerns the “Rural Vernon Official Community Plan” – a 

land use plan for portions of Electoral Areas ‘B’ and ‘C’ of the Regional 

District of North Okanagan in the greater Vernon area. This document 

consists of two parts. Part One is the “Background Report” which details 

information on the plan area and outlines some planning issues to be 

considered in the Plan. The information in this “Background Report” was 

used for the preparation of Part Two of this document; that is, the “Official 

Community Plan” which contains the objectives and policies to guide 

current and future land use planning. Plan maps (in pouch) showing the 

designations for land use in the plan area as well as other related 

information, are part of this “Official Community Plan”. 

Part Two of this document forms Schedule ‘A’ to the “Rural Vernon Official 

Community Plan Bylaw No. 1708, 2003” along with Map Schedules ‘B’ and 

‘C’. Part One, the “Background Report” is not part of the Bylaw. 

This document includes the following bylaw and amendment bylaws: 

Official Community Plan Bylaw 1708, 2003 

Adopted July 8, 2003 

Amendment Bylaws: 

1967, 2004 

2287,2007 

ADMIN/BYLAWS/1708/CONSOLIDATED SCH A & BKGND RPT 

FILE: 3062.03.01

TABLE OF CONTENTS 

PART ONE – BACKGROUND REPORT 

A. Forward 1 

1.0 The Planning Process 1 

B. Introduction 3 

C. Population Overview 3 

D. Economic Profile 5 

E. Geographic Overview 5 

F. Planning Issues 6 

1.0 Development Standards 6 

1.1 Residential Lands 6 

1.2 Rural Lands 7 

2.0 Agricultural Land Reserve 8 

2.1 Exclusions from the ALR 8 

2.2 Delegation of Authority for the ALR 9 

3.0 ‘Rural Vernon Plan’ as part of Greater Vernon 9 

3.1 Greater Vernon Utility Services 10 

3.2 Urban Growth 10 

3.3 City of Vernon Annexation Proposals 11 

3.4 City of Vernon Ultimate Boundary 11 

3.5 Urban Containment Boundaries 12 

- East Vernon 12 

- Swan Lake Commercial District 12 

- Birnie Road Industrial Area - Commonage North 13 

4.0 Cosens Bay Planning 13 

5.0 Environmental Issues and Resource Management 14 

5.1 Natural Areas 14 

5.2 Okanagan Shuswap LRMP 15 

5.3 Swan Lake Wildlife Management Area 15 

6.0 Community Parks and Trails 15 

LIST OF FIGURES 

Figure #1 – Community Plan Area 2 

Figure #2 – Historical Population and Projections 4 

Figure #3 - Population by Industry Sector 4 

- III -

PART TWO – OFFICIAL COMMUNITY PLAN 

A. Introduction 17 

B. Community Goals and Objectives 17 

C. Agricultural Lands 18 

D. Rural Lands 19 

E. Residential Lands 21 

- Cosens Bay 22 

F. Commercial Lands 22 


- Home Based Businesses 25 

G. Industrial Lands 25 

- Bernie Road Industrial Site 26 

- High-Tech Manufacturing 26 

H. Specific Use Lands 27 

I. Natural Areas and Heritage Sites 28 

J. Community Recreational Uses 29 

K. Institutional Uses, Utilities and Public Facilities 30 

- Water Supply 31 

- Sewage Collection and Disposal 31 

L. Transportation Policies 32 

M. Development Permit Areas 34 

- Swan, Goose and Kalamalka Lakes 35 

- Local Watercourses 36 

- Commercial and Industrial Lands 37 


- Development Permit Exemptions 38 

- Wildfire Interface (B/L 2287/07) 39 

N. Boundary Adjustment Areas 42 

- Urban Containment Boundaries 42 

O. Inter-Jurisdictional Land Use Planning 43 

P. Plan Amendments 43 

Q. Implementation Strategy 44 

Map Schedules ‘B’ and ‘C’ 

In pouch 

- IV -

RURAL VERNON OFFICIAL COMMUNITY PLAN 

BACKGROUND REPORT 

A. FORWARD 

The “Rural Vernon Official Community Plan” is intended to provide direction for the 

Regional District of North Okanagan, private citizens and Provincial agencies on matters 

concerning the future development and use of land around greater Vernon within Electoral 

Areas ‘B’ and ‘C’ of the Regional District. It is a document that looks to the future but also 

contains procedures and policies for day-to-day administration. Generally, the Plan is 

implemented through the “Zoning Bylaw”, “Subdivision Bylaw”, “Building Bylaw” and other 

regulatory bylaws and permits. These bylaws and permits serve as an administrative 

means for implementing the objectives and policies of the Official Community Plan. 

The “Local Government Act” of the Province of British Columbia outlines the subject 

matter for an Official Community Plan as well as bylaw adoption procedures. The Official 

Community Plan is primarily a statement of local government objectives and policies; 

however, Provincial agencies and First Nations are also involved in the preparation of the 

Plan, particularly where their interests can be implemented through local government 

actions and policies. 

1.0 THE PLANNING PROCESS 

In early 2001 the Regional District established a Plan Working Group to co-ordinate the 

preparation of this Official Community Plan. After preliminary discussions with the 

Working Group, a public input program was initiated in the summer of 2001. Open 

houses were held and regional district staff, working group members and elected 

Directors were available to answer questions and discuss land use planning for the rural 

areas around greater Vernon. Questionnaires were distributed during and after the open 

houses and many were returned. Inquiries were made at this time to Provincial agencies, 

First Nations and adjacent local governments requesting input. In addition, discussions 

were held with community groups. The primary message received during this public 

process was to preserve agricultural land and maintain the area with a rural focus while 

providing new recreational opportunities. 

This first round of public consultation formed the basis for additional research and the 

preparation of background reports and first draft of the Official Community Plan. 

Information was posted on the Regional District web page to acquaint people with the ongoing 

planning program and copies of preliminary documents were posted on the web 

page for comment. 

In the fall of 2002 several public meetings were held and a second round of referrals was 

submitted to Provincial agencies, First Nations and adjacent local governments requesting 

input on the draft of the Official Community Plan. Several modifications were advanced 

for discussion by the Plan Working Group. In November 2002 the Working Group 

completed their work on the Official Community Plan and advanced it to the Regional 

Board for their consideration. During January and February 2003 the Regional Board held 

a public hearing on the Plan and considered final amendments prior to submission to the 

Ministry of Community, Aboriginal and Women's Services. In May 2003 the Ministry 

requested some final amendments on matters related to Boundary Adjustment Areas and 

on July 8 th 2003 the Regional Board gave final approval to the Plan. 

Rural Vernon 

Official Community Plan 

Background Report

Page 3 

B. INTRODUCTION 

The purpose of this Background Report (Part I) is to briefly describe the plan area and 

identify key planning issues for consideration in the Official Community Plan portion of this 

document (Part II). 

The areas included in the “Rural Vernon Official Community Plan” are shown in Figure #1. 

The portions of Electoral Area ‘B’ within the plan area are as follows: 

• the ‘Commonage’ lands south of the City of Vernon 

• private lands along the east shore of Kalamalka Lake (Cosens Bay area) 

• lands west of Swan Lake north of the City of Vernon 

• lands east of Swan Lake to L&A Road including MacDonald Road area 

The portions of Electoral Area ‘C’ within the plan area are as follows: 

• north BX east of L&A Road including McLennan Road area 

• south BX to Highway #6 north of the District of Coldstream 

• BX Villa south of Highway #6 

• Dixon Dam – Hartnell Road area 

• Tillicum – Keddleston areas along Silver Star Road 

Silver Star Provincial Park, surrounding crown lands and Silver Star Mountain resort 

recreation area are not included in the “Rural Vernon Official Community Plan” area. 

Some of the lands within the plan area do not fall under the jurisdiction of the Regional 

District of North Okanagan but are instead the responsibility of the Province. This is 

particularly true of the Commonage where there are tracts of Provincial crown land. 

Generally, the plan area follows the outer boundary of private lands where they abut 

Provincial crown land or land of the Okanagan Indian Band. It is noted that the Official 

Community Plan will address some issues resulting from matters outside the plan area 

when there are implications for Electoral Areas ‘B’ and ‘C’. 

C. POPULATION OVERVIEW 

The population of Electoral Areas ‘B’ and ‘C’ was listed as 8,930 in the 2001 census. 

There has been no growth in population in the Electoral Areas since the 1996 census. (It 

is noted that some of these residents live in other areas outside the plan area such as the 

westside of Okanagan Lake and Silver Star Mountain; in addition, the listed population 

includes persons living on Indian Reserves in geographical area of Electoral Areas ‘B’.) 

The population over the last 25 years is shown in Figure #2 indicating a growth rate of 

approximately 1.2% per year prior to the annexation of Electoral Area ‘A’ (Okanagan 

Landing) into the City of Vernon. 

The current population composition is primarily youth, children and middle aged adults. 

This is consistent with a strong family oriented community base, and this demographic is 

reflected in the development of the Community Plan. 



Background Report

Page 5 

D. ECONOMIC PROFILE 

The most prominent industries for Rural Vernon as reported by Census Canada are 

manufacturing and retail trades, with a high number of jobs also stemming from the 

construction and agricultural industries (Figure #3). These industries have increased local 

importance as compared to the provincial average; this could be due to the accessibility of 

the Lower Mainland and the prominence of tourism in the greater Vernon area. 

The significance of the agricultural industry is an important factor to consider for local land 

use planning. There are almost 6500 hectares of land within the Agriculture Land 

Reserve in all of Electoral Areas ‘B’ and ‘C’ (some of which is located on the westside of 

Okanagan Lake outside the plan area). Through the multiplier effect of primary industry 

on other businesses, this industry’s role becomes quite large. 

There is also significant input from pension and/or investment income in the greater 

Vernon area, likely stemming from the attraction of the community for retirees. 

The Regional District of North Okanagan does not issue business licenses; therefore, the 

number and types of businesses in the plan area cannot accurately be reported. The 

most significant business community is the Swan Lake Commercial District which is 

located between Highway #97 and Pleasant Valley Road north of the City of Vernon. 

E. GEOGRAPHIC OVERVIEW 

The combined area of Electoral Areas ‘B’ and ‘C’ is approximately 15,000 ha of private 

land. Electoral Area ‘B’ encompasses 9587 ha (including the westside of Okanagan Lake) 

and Electoral Area ‘C’ has 5162 ha (including Silver Star Mountain). 

The greater Vernon land base contains unique climate and soil conditions that support 

numerous agricultural operations. A significant portion of the land within the plan area is 

designated as part of the Agricultural Land Reserve ensuring its long-term use for food 

and crop production or the raising of animals. This land is currently producing a variety of 

fruit trees, vegetables and forage crops. The land in the Agricultural Land Reserve in 

Electoral Area ‘B’ is 4946 ha on 426 properties or 52% of the land base and in Area ‘C’ it 

is 1554 ha on 547 properties or 30% of the land base. 

The uniquely adapted agriculture area of the North Okanagan is part of the Dry Interior 

Forest Region. The mean annual precipitation in the area is 250mm; 40% of which falls 

during the growing season. The mean annual snowfall is 109 cm. Temperatures for the 

North Okanagan average 24°C in the summer months and –2°C in the winter. There are 

an estimated 152 frost-free days. 

The vegetation assemblages in the lower elevations of the plan area are primarily made 

up of Ponderosa Pine and Bunchgrass biogeoclimatic zones. These zones are 

characterized by highly organic soils supporting widely dispersed ponderosa pine stands 

and big basin sagebrush, prickly-pear cactus and bluebunch wheatgrass plants - this 

vegetation is generally considered as a trademark of the Okanagan Valley. The higher 

reaches of the valley are recognized by Douglas-fir and lodgepole pine forests in the 

Interior Douglas-fir zone, where the understory is comprised of shrubs such as 

kinnikinnick and yarrow on the drier sites and falsebox and twinflower on the moister sites. 



Background Report

Page 6 

The region is also a rich source of wildlife due to its diverse landscape and ecosystem 

structure. This aspect of the local wilderness can sometimes cause conflicts. The 

increasing popularity of this region for relocation has required settlement expansion and 

development. This pressure has unfortunately contributed to the degradation and often 

the loss of habitat for some of our native flora and fauna as well as increasing the 

susceptibility of the land to invasive species. The Vernon Forest District currently contains 

97 different Taxa listed with the BC Conservation Data Centre as rare, endangered or 

threatened and 29 rare plant associations, 19 of which are found in either the Ponderosa 

Pine-Bunchgrass zone or the Interior Douglas-fir zone. This data suggests that the local 

environment in the North Okanagan is in a fragile state and should be carefully considered 

in the planning and decision-making process to ensure its beauty and biodiversity are 

maintained. 

F. PLANNING ISSUES 

The intent of the Official Community Plan is to address an array of different issues and 

long-term planning for Electoral Areas ‘B’ and ‘C’ through topics brought forward to the 

Regional District for consideration. In this regard, the Advisory Planning Commissions for 

Electoral Areas ‘B’ and ‘C’ have played an important role in the preparation of this Plan by 

identifying the issues in their neighbourhoods and in the plan area generally. Other 

planning issues were identified in the public consultation process and reviewed by the 

Advisory Planning Commissions. Some significant planning issues are reviewed in this 

section; others are outlined in the Official Community Plan. 

1.0 DEVELOPMENT STANDARDS 

One of the most significant and controversial issues for the Official Community Plan is to 

adopt development standards for the plan area. The Regional District distinguishes 

between ‘residential’ and ‘rural’ standards where the former are the small lot subdivisions 

typical of urban communities. The policies of the Official Community Plan are to 

significantly reduce residential developments because of the inherent problems of urban 

sprawl. Instead, the plan recognizes that Electoral Areas ‘B’ and ‘C’ around greater 

Vernon are essentially rural and agricultural areas and residential developments should 

be focused towards the urban neighbourhoods in Vernon and Coldstream. 

1.1 Residential Lands 

As previously noted, the intent of the Official Community Plan is to significantly reduce the 

potential development of residential (urban) lots. Lots that are currently zoned 

‘Residential’ may be subdivided to the existing standards contained in the “Zoning Bylaw” 

which vary depending of the level of services but generally the standards are as follows: 

• With Community Water and Sewer Services: 

Single Family Dwelling 0.056 ha 

Duplex Dwelling 0.070 ha 

• With Community Water and On-site Septic Systems: 

Single Family Dwelling 0.110 ha 

Duplex Dwelling 0.170 ha 

• With On-site Wells and Septic Systems (no community services): 

All lots 

0.400 ha 



Background Report

Page 7 

The Ministry of Community, Aboriginal and Women’s Services has suggested that where 

on-site septic systems are used, the minimum standard for any development should be 

1.0 ha. The Ministry is concerned that higher densities of development that use on-site 

systems could cause local long-term soil and drainage problems over the neighbourhood. 

They have also indicated that if a local government approves these higher density 

developments and problems do emerge, that financial assistance from the Province could 

be withheld from any financial scheme to fix the problems. The Okanagan Basin Water 

Board, which also assists with financial resources for new community sewer systems, has 

endorsed this suggested policy of the Ministry. 

The Regional District is considering changing to the ‘Residential’ development standard 

as suggested by the Ministry of Community, Aboriginal and Women’s Services. However, 

there are some outstanding policy implications that have not been addressed by the 

Ministry such as how site specific engineering evaluation could impact this standard and 

the implications for ‘Homesite Severance’ lots in the Agricultural Land Reserve where 

these lots are generally kept as small as possible to not impact farming operations. 

1.2 Rural Lands 

The intent in designating land in rural areas is to provide an alternative to urban living and 

not a duplicate. Rural lands do not have the level of community services expected in an 

urban area. The Regional District currently has four property size standards for rural 

areas as follows: 

• Small Holding 1.0 ha 

• Country Residential 2.0 ha 

• Non-Urban 7.2 ha 

• Large Holding 30.5 ha 

The general attitude for Electoral Areas ‘B’ and ‘C’ north and east of the City of Vernon is 

that the minimum standard should be Country Residential. The designation of these lands 

as Country Residential does not ensure that a property would be rezoned to this standard. 

In all cases where a rezoning application is submitted, site specific issues will be 

considered and the property may or may not be rezoned to Country Residential. The 

factors to be considered in any rezoning application are outlined in the Official Community 

Plan. 

Some limited areas of Small Holding have been identified on the map schedules attached 

to the Official Community Plan. Policies are included in the Plan to guide the 

establishment of new areas utilizing the Small Holding standard. 

Standards for rural development do not directly apply to land within the Agricultural Land 

Reserve. The Agricultural Land Commission must approve any non-agricultural 

development or subdivision within the Agricultural Land Reserve and they review each 

proposal for development on its own merits with the primary objective to preserve 

agricultural land and promote farming. Never-the-less, when the Regional District is 

considering an application for development within the Agricultural Land Reserve 

consideration of the rural standards is necessary as these standards are consistent with 

the Regional District “Zoning Bylaw”. All development must be implemented consistent 

with the “Zoning Bylaw”. 



Background Report

Page 8 

2.0 AGRICULTURAL LAND RESERVE (ALR) 

The Agricultural Land Reserve has been established throughout the Province by the 

“Agricultural Land Commission Act”. These lands are administered by the Agricultural 

Land Commission with assistance from local government. 

Lands are placed in the Agricultural Land Reserve because of their value as agricultural 

land due to soil conditions, topography, climate conditions, existing land use and other 

factors that determine agricultural value. This designation is not on a lot-by-lot basis and 

instead, an ALR designation covers an entire neighbourhood or geographical area. 

Therefore, there may be pockets of land in the ALR which have no agricultural value (such 

as a rocky outcrop) but this land is never-the-less in the ALR and generally should stay in 

the ALR as part of the overall neighbourhood ALR designation. The establishment of the 

ALR in this Province is a long-term strategic planning direction in support of the 

agricultural industry. 

It is estimated that about 52% of all the private land in Electoral Area ‘B’ is within the 

Agricultural Land Reserve and about 30% of Electoral Area ‘C’. 

2.1 Exclusions from the ALR 

The Agricultural Land Reserve in Rural Vernon has not been systematically reviewed 

since its inception almost thirty years ago. It is well known that some lands should not be 

in the reserve such as the lower slopes of Vernon Hill; some portions of the block of ALR 

land in the upper Keddleston area; and possibly the upland area west of Swan Lake. 

These lands are where the local soil and topographic conditions have no agricultural 

value. 

The upland areas west of Swan Lake have questionable agricultural value particularly 

along the steeply sloping eastern facing portions of these properties. Further west on 

these properties the land is still strongly sloping where some agricultural activities are 

possible albeit minimal. The lands that are marginally suitable for agricultural uses are 

classified as a combination of Class 4 and Class 6 (4 8T P 6 2R T - 3 8 T 6 2R T). Hummocky 

terrain and access routes in this area are also constraints for agricultural activities. It is 

suggested that these lands should be reviewed for possible exclusion from the ALR with 

consideration for long-term rural development based on access from the Blue Jay 

subdivision area or from the north. 

The long-term planning direction for the area north of the Kin Race Track is that this area 

could become part of the recreational facilities around the Kin Race Track and Vernon and 

District Multi-use Facility. This area is bounded on the north by the 48 th Avenue 

extension, on the west by Old Kamloops Road and on the east by Highway #97. This 

land is currently within the Agricultural Land Reserve. If these lands are eventually 

included in the recreational plans for greater Vernon, then an application to the 

Agricultural Land Commission to allow a non-farm use will be necessary. The Agricultural 

Land Commission has previously indicated that all the land in the Old Kamloops Road 

area north of the City of Vernon should remain in the ALR except for future recreational 

needs in this area. 



Background Report

Page 9 

One of the implementation actions identified in the Official Community Plan is to 

undertake further discussions with the Agricultural Land Commission on these possible 

exclusions. It is noted that the overriding objective of the Official Community Plan is to 

maintain the plan area as predominantly agricultural and rural communities. Therefore, 

any exclusions from the Agricultural Land Reserve would likely result in the subject lands 

being designated within a Rural standard. 

Generally, any transitional lands between lands proposed for exclusion and good 

agricultural lands should remain in the ALR even though they may have some constraints 

for agricultural production. These transitional lands provide an important buffer and may 

in the long-term, contribute to the local agricultural industry. 

The review of land uses and the ALR in the Plan area has shown that farming activities 

are occurring on land outside the ALR that is good quality agricultural land. As part of the 

above noted review to consider possible exclusions from the ALR, areas for possible 

inclusions should also be examined. 

2.2 Delegation of Authority for the ALR 

One goal of the Agricultural Land Commission is to promote the voluntary delegation of 

reviewing non-farm and subdivision applications to the authority of local government. The 

intent is to negotiate a delegation agreement with local government based on policies in 

the Official Community Plan. 

Delegating decisions on land uses and subdivision in the ALR to the Regional District 

would ensure that local concerns are addressed. In addition, action at the local level will 

provide a prompt response for applicants and promote a community based decision. It is 

unknown at this time what constraints a delegation agreement would place on the 

Regional District to respond to unforeseen circumstances. The Official Community Plan is 

intended as a general statement of land use policies in the ALR and an application may 

be submitted that the policies in the Plan do not address. It is also unknown how 

enforcement of the regulations pursuant to the “Agricultural Land Commission Act” would 

occur and how the Regional District can recover costs for this service. Therefore, it is 

inappropriate at this time to devise a policy on the delegation of authority from the 

Agricultural Land Commission pending additional consultation with all affected parties. 

3.0 RURAL VERNON OFFICIAL COMMUNITY PLAN 

AS A P ART OF GREATER VERNON 

It is important in preparing a plan for Rural Vernon to recognize the contribution of these 

Electoral Areas to the greater sense of place for the North Okanagan. The rural 

characteristics of the Commonage, the BX and Swan Lake provide a subtle contrast to the 

urban attributes of Vernon and Coldstream in its picturesque valley location amidst 

Okanagan Lake, Kalamalka Lake and Swan Lake. In addition, some of these rural areas 

are within the Agricultural Land Reserve and form the corner-stone of the agricultural 

industry. The areas along municipal boundaries should not necessarily be viewed as land 

in holding for urban expansion, but as an essential feature of this sense-of-place for 

greater Vernon. These areas serve as a soft boundary between the urban city, the rural 

countryside and the natural areas beyond. 



Background Report

Page 10 

3.1 Greater Vernon Utility Services 

The three jurisdictions in greater Vernon have joined together to provide one water utility 

district under the authority of the Greater Vernon Services Commission. A long-term 

improvement strategy to address matters of water quality and quantity has been 

implemented by the Commission. This utility district does not service the properties along 

the upper portion of Silver Star Road or properties in the Commonage, Cosens Bay or at 

higher elevations. These landowners rely mostly on individual wells or water from an 

adjacent watercourse. 

The Regional District recognizes that some properties in Rural Vernon have inadequate 

water supplies from their wells. If neighbours get together and decide to investigate the 

possibility of a new community water service, then it is important that the Regional District 

assist with this investigation. 

Community sewer services in greater Vernon are provided by the City of Vernon. There 

are two primary issues for property owners when requesting sewer services from the City 

of Vernon. Firstly, it is the policy of the City of Vernon that where a property owner 

requests sewer services from the City, that the property owner must request to be 

annexed into the City of Vernon. The Regional District does not support this policy and 

instead, the Regional District maintains annexations should be undertaken following the 

policies of the Ministry of Community, Aboriginal and Women’s Services as outlined later 

in this report with embellishments as necessary to recognize local conditions. It is the 

position of the Regional District that sewer services and annexation are two separate 

matters. 

Secondly, there are different costs involved where the City of Vernon provides sewer 

services outside the City boundaries. Assistance is needed from the Regional District to 

establish a separate Local Service Area where appropriate utility charges can be 

implemented. In this way, the actual costs borne by the City of Vernon to provide services 

beyond their boundaries can be implemented. Currently, the City of Vernon has a 

moratorium on new service connects to properties outside city boundaries. 

Where the City of Vernon is not prepared to provide a sewer service outside city 

boundaries, the Official Community Plan provides a policy structure whereby the Regional 

District may consider the establishment of a Local Service Area for the provision of a new 

sewer service. It should be noted that the Official Community Plan also has a policy to 

significantly restrict new Residential developments outside municipal boundaries and this 

new policy for a Local Service Area for a community sewer service would generally only 

affect land that is currently zoned for Residential developments. 

3.2 Urban Growth 

Studies have confirmed that with the inclusion of Okanagan Landing, the Foothills 

expansion, the O’Keefe Lands and Predator Ridge into the City of Vernon, that there is 

not an urgent need for the City to acquire additional land for urban expansion. The 

“Greater Vernon Settlement Strategy” completed in 1996 revealed that there is sufficient 

development land in the City of Vernon and the District of Coldstream to accommodate an 

additional 48,500 people. The current population (2001) of these municipalities is 43,000 

people – an increase of 1,500 people over five years from the 1996 census. Based on 



Background Report

Page 11 

current growth trends, it will be far into the future before additional urban scale 

development lands will be needed. While a long term strategy is necessary to identify 

future development land outside municipal boundaries, it is also important to curtail urban 

sprawl and rely on in-fill within existing municipal boundaries where services are currently 

available. 

3.3 City of Vernon Annexation Proposals 

Policies are necessary to respond to annexation requests from the City of Vernon. (To 

date neither the District of Coldstream, the Township of Spallumcheen nor the District of 

Lake Country have shown any interest in boundary changes to their municipality.) These 

policies need to co-ordinate with the policies of the Ministry of Community, Aboriginal and 

Women’s Services. Concurrently with the adoption of this Plan the Regional District is 

reviewing annexation policies to respond to annexation proposals from the City of Vernon; 

but it is important to draw out three important aspects when considering an annexation. 

Firstly, the property owners in the proposed annexation area get a voice on the proposal; 

secondly, the Minister of Community, Aboriginal and Women’s Services must approve the 

annexation and must be satisfied that the property owners in the area are generally in 

support of the initiative; and thirdly, annexations are only considered in a block, and 

generally not on a lot-by-lot basis. 

The City of Vernon and the Regional District have the recent experience of the Okanagan 

Landing annexation to guide future annexations. One important facet of this annexation 

was that a whole identifiable community was annexed as a community thereby keeping 

existing social and cultural structures intact. The alternative is a piece-meal lot-by-lot 

annexation whereby after several years the communities we now recognize in rural 

Vernon will have disappeared. It is the opinion of the Regional District that our existing 

community structures should be allowed to exist within a larger municipal structure of the 

City of Vernon when, or if, these lands are annexed into the City. Therefore, policies are 

being developed whereby larger community based blocks of land would be annexed into 

the City of Vernon not small blocks or individual properties. 

3.4 City of Vernon Ultimate Boundary 

The City of Vernon has expressly requested that a long-term ‘Ultimate City Boundary’ be 

recognized in Regional District planning work. The identification of an ‘Ultimate City 

Boundary’ should not be construed as a new boundary for urban development. The 

identification of future development lands for the City of Vernon is a separate but related 

issue that should also be addressed in the Official Community Plan. The City of Vernon is 

currently preparing a Vernon growth plan to review fiscal impacts, land use planning 

objectives, a strategic servicing direction and a phasing analysis towards their objective 

for an ‘Ultimate City Boundary’. 

Within this context of preserving established rural communities and agricultural land within 

a larger City of Vernon, the ‘Ultimate City Boundary’ of the City of Vernon should include 

all the rural lands within Electoral Areas ‘B’ and ‘C’ in the plan area of the “Rural Vernon 

Official Community Plan”. Under this long-term scenario, the Electoral Areas around 

greater Vernon will essentially disappear. As with any annexation, it is the affected 

property owners who will ultimately decide if they wish to become amalgamated with the 

City of Vernon. 



Background Report

Page 12 

It is noted that while the Official Community Plan recognizes an ultimate boundary for the 

City of Vernon, it may arise that another adjoining municipality may initiate an annexation 

proposal and the Plan recognizes this possibility. 

3.5 Urban Containment Boundaries 

Within the identified ‘Ultimate Boundary’ for the City of Vernon special consideration 

should be given for shorter-term ‘Urban Containment Boundaries’ to accommodate future 

urban developments. It is also noted that ‘Urban Containment Boundaries’ are an 

important planning tool to advance other planning objectives. These objectives are 

outlined later in this section. ‘Urban Containment Boundaries’ are shown on Schedules 

‘B’ and ‘C’ of the Official Community Plan and are briefly described as follows: 

3.5.1 East Vernon 

The Regional District previously advanced the notion of a new ‘Urban Containment 

Boundary’ from the Highway #6 area in the south to Rimer Road north of Silver Star Road 

following distinctive geological features (Black Rock Ridge and the Cunningham Road 

terrace scarp) east of the City of Vernon. Therefore, this ‘Urban Containment Boundary’ 

was well defined geographically with urban focused lands to the west and rural / 

agricultural lands to the east. It is noted that the existing older subdivisions along the City 

of Vernon boundary have small back yards fronting on ALR land which is not how 

boundaries are planned today and the establishment of a new boundary would ameliorate 

this problem. There are also problems of servicing and access which could be resolved if 

this area was included in the urban fabric and allowed to develop. 

This notion of an east Vernon ‘Urban Containment Boundary’ has been reviewed by the 

City of Vernon and the Agricultural Land Commission and been rejected. The City of 

Vernon has noted that the concept of urban containment boundaries is contrary to the 

City’s Growth Plan. In addition, the Agricultural Land Commission has requested that the 

‘Urban Containment Boundary’ be removed from the plan because of the significant 

agricultural values in the area. 

3.5.2 Swan Lake Commercial District 

The “Rural Vernon Official Community Plan” identifies an ‘Urban Containment Boundary’ 

around the Swan Lake Commercial District that generally follows Pleasant Valley Road on 

the east and Highway #97 on the west; plus some additional existing commercial and 

industrial developments outside these boundaries. 

In 1996 the Regional District completed a study which among other aspects, confirmed 

that the greater Vernon community is still in support of this area continuing to evolve as a 

commercial district. It also confirmed that the best means to achieve this development is 

within the City of Vernon. Therefore, the existing policy of the Regional District is to 

support the annexation of these lands into the City of Vernon while recognizing that the 

annexation may be undertaken in phases. 



Background Report

Page 13 

The major consideration in this annexation is the provision of sewer services. A special 

consideration is needed for sewer services because there is an ongoing need to find 

means to protect the water quality of Swan Lake. 

Notwithstanding this need for community sewer services, it is also recognized that there 

has been more than one attempt to devise an extension of the City of Vernon sewer 

system for this area. These attempts have not advanced the issues of annexation or 

sewer services. In the meantime, new technologies have advanced for package 

treatment plant systems and more knowledge has been obtained regarding soil conditions 

and groundwater hydrology around Swan Lake. Therefore, the new “Rural Vernon Official 

Community Plan” contains policies whereby the current moratorium on rezoning 

applications will be lifted if the property owner is prepared to thoroughly examine local soil 

and groundwater conditions, prepare a well designed sewage treatment facility and 

properly manage sewage effluent. However, this lifting of the current moratorium to 

consider possible rezoning does not include new subdivisions. 

3.5.3 Birnie Road Industrial Area and Commonage North 

Greater Vernon is in need of new areas for industrial businesses. Land for future 

industrial uses is limited in Vernon and somewhat remote in the District of Coldstream. 

The “Rural Vernon Official Community Plan” outlines the potential for a new industrial area 

in the Birnie Road area up from Highway #97 adjacent to the Giant Industries Landfill. 

This area has good access to Highway #97; is visually removed from existing greater 

Vernon communities; will not negatively impact adjacent land uses; and is within a basin 

that already has an extensive groundwater management program. However, before the 

area can develop there is a need for water servicing and in the long-term, consideration 

should be given to the possibility of community sewer services. 

The ‘Birnie Road - Commonage North Urban Containment Boundary’ encompasses the 

proposed Birnie Road industrial area as well as land overlooking Vernon Arm of 

Okanagan Lake. This Boundary in the north Commonage is approximately the height-ofland 

where properties are potentially accessed from the City of Vernon. Lands to the 

south of this ‘Urban Containment Boundary’ are generally within the ALR overlooking the 

rural / agricultural areas of the Commonage. 

4.0 COSENS BAY PLANNING 

The Regional Board had previously resolved to undertake a neighbourhood plan for 

Cosens Bay. It was later resolved to include this plan in the new “Rural Vernon Official 

Community Plan” for Electoral Areas ‘B’ and ‘C’. 

There are multifaceted public issues surrounding this seasonal residential community on 

the east side of Kalamalka Lake, south of the District of Coldstream and Kalamalka Lake 

Provincial Park. Some major planning issues are: 

• Road access and maintenance responsibility issues 

• Environmental protection for riparian areas around Kalamalka Lake 

• Water quality concerns for Kalamalka Lake 

• Future growth and the requirement for access to sewer, water and 

other community facilities. 



Background Report

Page 14 

A significant concern is the redevelopment of the Cosens Bay properties with the 

installation of new on-site sewage disposal systems. About 30% of the properties have an 

improvement value of less than $10,000 and applications can be expected from these 

property owners for redevelopment. However, many of these lots have significant 

constraints for the installation of on-site sewage disposal systems regarding the 

necessary setbacks from Kalamalka Lake or a tributary watercourse (minimum 100 feet) 

or topographical requirements (maximum slope of 30%). Currently, there is a 

Development Permit Area around Kalamalka Lake to specifically consider environmental 

issues around the lake and in particular, the method of sewage disposal and possible long 

term impacts on the natural environment. The new “Rural Vernon Official Community 

Plan” continues this policy direction. 

As part of the preparation of the Official Community Plan meetings were held with 

representatives from the Board of Directors for the Cosens Bay Community Association. 

In addition, Regional District representatives attended annual general meetings of the 

Association to answer questions and outline Regional District regulations. 

Consultation on planning issues was also undertaken by the Property Owners 

Association. A poll was distributed by the Association to all property owners in the 

Cosens Bay area and the results of this poll indicated that the primary concern of these 

property owners is the quality of the road access and an electrical power extension to the 

area. More recently the Regional District assisted with a general distribution on existing 

land use regulations. These consultations has resulted in the receipt of several formletters 

from many land owners and some questionnaire responses which together clearly 

indicate that the majority of property owners wish to maintain the status quo. 

Notwithstanding the majority wish to maintain the status quo at Cosens Bay, the Regional 

District recognizes that there are larger rural properties behind the existing cabins along 

the lake and policies should be included in the Official Community Plan to consider a 

future direction for these lands. 

5.0 ENVIRONMENTAL ISSUES AND RESOURCES MANAGEMENT 

5.1 Natural Areas 

The greater Vernon area contains many natural areas that should be given special 

consideration for their ecological and aesthetic value. For example, the grasslands of the 

Commonage and the wetlands and riparian areas around Swan Lake are special natural 

areas. These areas provide essential habitat for local wildlife and specialized plant 

species, and contribute to the identity of the area as a rural setting, rich in natural 

resources. When new development or conflicts arise in these areas, increased attention 

to the ecological aspects should be considered. 

There are three means to consider natural areas. Firstly, policies could be developed that 

would effectively stop land development; for example, a natural area could be purchased 

for park purposes or a conservation covenant could be established over the natural area. 

Secondly, policies could be developed to set conditions for the protection of a natural 

environment that would be applied upon application for new development. For example, a 



Background Report

Page 15 

Development Permit Area could be identified around a natural feature such as currently 

exists around Kalamalka Lake and Swan Lake. Thirdly, the natural feature could simply 

be identified in the Community Plan where due consideration will be given when a 

rezoning or subdivision application is received. The problem has always been to identify 

the natural features in the plan area that should be recognized in any of these three 

categories. 

5.2 Okanagan Shuswap Land and Resource Management Plan (LRMP) 

The LRMP established guidelines for government agencies and private industries utilizing 

crown land and resources. It also has implications for private landowners particularly 

along the interface between private and crown lands. 

The LRMP area is divided into different land management zones and guidelines were 

developed for each type of zone. Some lands such as ‘Protected Areas’ were singled out 

for specific resource management objectives. Swan Lake was the one feature within the 

Official Community Plan area that the LRMP provided specific direction on. In addition, 

the LRMP raises interface issues such as fencing of rangelands, wildfire, water resources 

management and recreational activities. Other specific objectives for the North Okanagan 

such as the extension to Kalamalka Lake Provincial Park south of Cosens Bay and the 

view corridor from Allan Brooks Nature Centre are beyond the boundaries of the Official 

Community Plan. 

5.3 Swan Lake Wildlife Management Area 

The Province of British Columbia has been considering the feasibility of establishing Swan 

Lake as a ‘Wildlife Management Area’. A Swan Lake wildlife reserve was first proposed in 

1922 to protect important wetland habitats that are recognized as regionally significant 

waterfowl staging and breeding areas. Over 200 different bird species have been 

identified as using Swan Lake at various times of the year. Planning commenced on a 

management plan in the early 1990’s and some consultation with property owners around 

Swan Lake has been done but there has been no substantive advancement on this 

initiative in recent years. The LRMP recommended that Swan Lake be identified as a 

Wildlife Management Area and that a new planning process be undertaken where the old 

planning process left off. 

6.0 COMMUNITY PARKS AND TRAILS 

The Greater Vernon Services Commission has adopted the “Greater Vernon Parks and 

Recreation Master Plan” for the ongoing development of recreational facilities and 

services in greater Vernon including a program for parks and trails. All the lands in the 

“Rural Vernon Official Community Plan” area are part of this recreational plan. Any park 

facilities should be adequate to meet diversified demands varying from organized sports 

to individual contemplative activities. Development standards for these facilities have 

been established by the Commission. Most recreational facilities in the Electoral Areas 

are open space parks and trails most suitable for unorganized individual contemplative 

excursions into the natural environment. However, the Recreation Master Plan also 

recognizes the need for parks for active play and play equipment. 



Background Report

Page 16 

Increasing the accessibility of crown land for recreational activities is an important aspect 

to be considered and the policies in the “Rural Vernon Official Community Plan” can 

directly affect this objective. The barrier of private property on the local hillsides requires 

trespassing or convoluted routes to be taken in attempts to access these public areas. 

Through conscientious work with local landowners specific trail segments should be 

identified in the Official Community Plan for future acquisition. 



Background Report

RURAL VERNON 

OFFICIAL COMMUNITY PLAN 

SCHEDULE A 

A. INTRODUCTION 

The policies that follow constitute Schedule ‘A’ of the “Rural Vernon Official Community 

Plan Bylaw No. 1798, 2003” for portions of Electoral Areas ‘B’ and ‘C’ of the Regional 

District of North Okanagan in the greater Vernon area as shown on attached map 

Schedules ‘B’ and ‘C’. These policies together with the map schedules, have been 

prepared consistent with the provisions of the “Local Government Act”. 

The Official Community Plan is a Plan that depicts future land uses for Electoral Areas ‘B’ 

and ‘C’ and provides some regulations to guide development proposals. The Plan is 

based on a comprehensive set of social, environmental and economic objectives which 

form the basis for the policy direction outlined in the Plan with the expectation that Rural 

Vernon will continue to be an attractive rural setting in which to live and enjoy recreational 

opportunities while providing agricultural, commercial, industrial and home-based 

business opportunities. 

B. COMMUNITY GOALS AND OBJECTIVES 

1. To maintain Electoral Areas ‘B’ and ‘C’ in the greater Vernon area as 

predominantly agricultural and rural communities. 

2. To support the development of agricultural, commercial, home-based 

business and industrial opportunities for the benefit of the economy of the 

region. 

3. To provide a strategy to identify and if necessary preserve, unique rural 

characteristics, heritage values and significant environmental attributes in 

Rural Vernon. 

4. To provide direction on the location, amount and type of rural development in 

the context of historic growth rates. 

5. To support regional growth management by restricting residential 

developments and urban sprawl. 

6. To establish policies to respond as may be appropriate, to annexation 

requests from the City of Vernon or other municipalities as well as the City of 

Vernon’s strategic direction for an ‘Ultimate City Boundary’. 

7. To devise servicing and transportation policies to direct future Regional 

District deliberations in these areas. 

8. To develop a land use strategy for the expansion of parks and trails in the 

Electoral Areas for the benefit of all residents in the region. 

Rural Vernon Bylaw 1708, 2003 


Schedule ‘A’

Page 18 

C. AGRICULTURAL LANDS 

1. Lands designated as Agricultural on map Schedules ‘B’ and ‘C’ are intended 

to be used for agricultural purposes and associated uses as allowed by the 

Provincial Agricultural Land Commission (the Commission) and the Regional 

District. 

2. All uses and subdivision of land within the Agricultural Land Reserve (ALR) 

shall be in accordance with the “Agricultural Land Commission Act” 

regulations thereto or Orders and Policies of the Commission (throughout 

this Plan these documents are combined in references to the “Agricultural 

Land Commission Act”). 

3. Notwithstanding the minimum lot size standards and land use policies cited 

in this Plan or the “Zoning Bylaw” or any other policy or bylaw that has been 

adopted to guide decision-making, the Regional Board may, after due 

consideration, not authorize an application to the Commission if the proposed 

subdivision or use would have a negative impact on agricultural land or the 

farming community. 

4. Where a property is being developed adjacent to a property that is 

designated as Agricultural, an appropriate buffer strip will be established on 

the non-Agricultural property consistent with the “Landscape Buffer 

Specifications” established by the Commission. 

5. The Regional District will consider any approach from the Commission to 

pursue collaborative governance arrangements or delegated responsibilities 

for lands within the ALR in conjunction with a co-operative program for the 

enforcement of the “Agricultural Land Commission Act” and an appropriate 

means whereby the Regional District can recover costs for this service. 

6. Lands within the ALR in the Commonage area south of the City of Vernon 

should be maintained in as large a size as possible to allow for efficient use 

of irrigation programs for treated spray effluent. 

7. The Regional District will participate in the initiative outlined in “Plan Vernon 

Official Community Plan” for the development of an ‘Agricultural Area Plan’ 

for greater Vernon and the Regional District would be favourable to the idea 

of a joint program to develop a new ‘Farm Bylaw’ as suggested in “Plan 

Vernon”. 

ALR Boundaries 

8. The Regional District is of the opinion that some lands in the ALR should be 

considered for possible exclusion and the Regional District will initiate 

discussions and possibly an application to consider these exclusions. The 

proposed exclusions are as follows: 

• lands along the base of Vernon Hill from Pottery Road to the 

Hartnell Road area 



Schedule ‘A’

Page 19 

• lands in the BX Creek Valley near Dixon Dam Road 

• portions or all of the ALR lands in the upper Keddleston Road 

area 

• ALR lands within the Swan Lake Commercial District 

• small Residential lots on the west side of Swan Lake 

9. The Regional District recognizes that the uplands west of Swan Lake within 

the ALR have limited capability for agricultural uses because of terrain 

constraints and soil conditions and the Regional District will initiate 

discussions with the Commission on the best future direction for this area. 

10. The Regional District recognizes that some land should be included in the 

ALR to support current farming activities and the inherent agricultural 

capability of the land and the Regional District will initiate discussions with 

the Commission on the subject of possible inclusions into the ALR. 

D. RURAL LANDS 

1. Rural Lands within the Plan area are designated either Large Holding, Non- 

Urban, Country Residential or Small Holding as shown on map Schedules ‘B’ 

and ‘C’ where the minimum lot size standard is 30.5 ha, 7.2 ha, 2.0 ha and 

1.0 ha respectively. 

2. The Regional District considers that the Rural Lands in Electoral Areas ‘B’ 

and ‘C’ are sufficient to meet the housing needs over a period of at least five 

years. 

3. It is the opinion of the Regional District that the crown lands in the 

Commonage within the Plan area should continue to be used for rural or 

agricultural purposes or for the preservation of natural amenities or wildlife 

habitat. 

4. Developers on Rural Lands will be encouraged to consult with the Ministry of 

Forests with regard to subdivision design, layout of roads, selection of 

building sites and the clearing of trees with regard to protection of the 

proposed development from wildfire hazard. 

5. Because of the importance of water supplies for new development and the 

uncertainty about water supply for some Rural Lands, assurance about water 

supply should be provided with a rezoning application or an application to 

amend this Plan and as appropriate, hydrogeological studies should be 

undertaken to determine impacts, if any, on existing wells in the 

neighbourhood and the local acquifer. 

6. Some lands in this Official Community Plan area are designated as Country 

Residential; however, this designation does not ensure that the land would 

be rezoned as Country Residential and the following information and 

considerations are necessary to guide a review of any rezoning application 

which may or may not be approved by the Regional District: 



Schedule ‘A’

Page 20 

6.1 information maps should be submitted showing how the rezoning 

area can develop into the Country Residential standard including the 

location of any new streets, environmental protection measures, lot 

layouts and any community amenities; 

6.2 the area should not be subject to flooding, high water table or terrain 

instability; 

6.3 the development of the area should not require excessive 

expenditures for community services such as roads, utility services 

and school busing; 

6.4 the terrain should be suitable for development whereby each new lot 

would have a building site and driveway access in compliance with 

the “Zoning Bylaw”; 

6.5 each new lot shall have an area that is adequate for on-site sewage 

disposal; 

6.6 information should be provided to show how development can be 

supplied with an adequate water supply as outlined in Section D.5 of 

this Plan; 

6.7 Natural Features or other sensitive environmental attributes should 

not be negatively impacted by a higher density of land use and in this 

regard, the Regional District may request that an environmental 

impact analysis be undertaken; 

6.8 the subject properties are outside an area where the long-term 

planning is to accommodate urban land uses such as within an area 

bounded by an ‘Urban Containment Boundary’ where parcels should 

be maintained in as large a size as possible to better facilitate urban 

development; 

6.9 other submissions other than those cited herein may be necessary in 

order to adequately evaluate an application; and 

6.10 notwithstanding these specific considerations, the Regional District 

will be guided by community goals and objectives cited in this Plan 

and other policies in this Plan as may be appropriate in the 

consideration of any application. 

7. Generally, Rural Lands within Electoral Area ‘C’ and lands within Electoral 

Area ‘B’ in the Swan Lake and L & A Road areas should be maintained in the 

Country Residential standard; however, the Regional District will consider 

any application to amend this Plan for a Small Holding development and the 

following information and considerations are necessary to guide a review of 

the application which may or may not be approved by the Regional District: 



Schedule ‘A’

Page 21 

7.1 information maps should be provided to show that a new Small 

Holding designation in this Official Community Plan will follow a broad 

neighbourhood area and the Regional District will consider 

designating this whole area into the Small Holding designation; 

7.2 the subject lands are outside the Agricultural Land Reserve; and 

7.3 information outlined in Section D.6 should be provided to adequately 

evaluate a proposed change to this Official Community Plan. 

8. When changing the designation of land to the Non-Urban or Country 

Residential designation, due consideration will be given to site specific 

characteristics and site servicing issues. 

9. Pursuant to Section 904 of the “Local Government Act”, the Regional District 

may apply a bonus density to a maximum of 20% for Small Holding 

developments without an amendment to this Plan where an application to 

amend the “Zoning Bylaw” proposes a minimum of 10% of additional land to 

be dedicated for community or site amenities as follows: 

9.1 the dedication of parks or trails as outlined in this Plan; 

9.2 the long-term security of a Natural Area as outlined in this Plan or 

other significant environmental or habitat feature; 

9.3 the maintenance of substantial buffer zones adjacent to a Major Road 

as defined in this Plan; or 

9.4 the conservation or provision of any other amenity as proposed by the 

property owner. 

E. RESIDENTIAL LANDS 

1. Existing Residential developments are recognized in this Plan and are so 

designated and shown on Schedules ‘B’ and ‘C’ and include areas with small 

lot developments at various sizes depending on the type of development as 

outlined in the “Zoning Bylaw”. 

2. Residential developments within an area enclosed by an ‘Urban Containment 

Boundary’ shall require connection to community sewer and water systems. 

3. The Regional District supports the policy that Residential developments for 

urban-type uses and special needs housing should be in a municipality 

where proper servicing, more comprehensive design standards and social 

infrastructure facilities are readily available and therefore, the Regional 

District does not support the designation of any additional land in this Plan for 

the Residential designation for urban-type uses. 



Schedule ‘A’

Page 22 

4. Any application to amend this Plan to allow for new Residential development 

areas shall include the development of new policies for the consideration of 

such applications. 

5. To respond to affordable and rental housing needs, the Regional District 

supports the development of secondary suites and the use of manufactured 

homes as permitted in the “Zoning Bylaw” and by the “BC Building Code”. 

Cosens Bay 

6. The Regional District does not financially contribute to the improvements of 

roads in the Electoral Areas including the Cosens Bay Road. The Regional 

District will consider support for any initiative on the part of a group of 

property owners to improve road conditions. 

7. On an application to change the zoning of land within the area of Cosens 

Bay, the availability of community services shall be considered and in 

particular, the need for a community sewer system, the suitability of the 

access road to Cosens Bay and the need for hydro service and any 

application to rezone land may or may not be approved. 

8. An application to amend this Plan to consider a new Residential development 

at Cosens Bay shall include information on an Advance Street Plan, public 

lake access routes, an environmental impact assessment and a terrain 

suitability analysis; in addition, the appropriateness of the land use and the 

availability of community services shall be considered and in particular, the 

need for community sewer and water systems, the suitability of the access 

road to Cosens Bay and the need for hydro service and any application to 

amend this Plan may or may not be approved. 

9. It is the Regional District policy that all new Residential developments at 

Cosens Bay shall be on a community sewer and water system. 

F. COMMERCIAL LANDS 

1. Land for current and future commercial uses is designated as Commercial as 

shown on Schedules ‘B’ and ‘C’. 

2. Land designated as Commercial is also designated within a Development 

Permit Area to set conditions respecting the ‘form and character’ of 

development as outlined in Sections M.9 and M.10 of this Plan. 

3. The Regional District will consider any application to amend this Plan to 

accommodate a neighbourhood commercial use to supply goods and 

services for which there is a local need which application may or may not be 

approved. 



Schedule ‘A’

Page 23 

4. Without having to amend this Plan, the Regional District would consider a 

rezoning application for: 

4.1 a recreation commercial use which is in proximity to crown land 

recreational opportunities or adjacent to a natural aesthetic feature 

such as a lake or stream; or 

4.2 comprehensive commercial uses or other such uses that have unique 

site location requirements; 

except that an application will not be considered in an Agricultural area 

unless the use conforms to the “Agricultural Land Commission Act” or a 

decision of the Commission and where such rezoning application may or 

may not be approved by the Regional District. 

5. When considering an application to designate a new Commercial property or 

area, the Regional District will consider the level of community services 

including sewer and water services, the management of traffic and parking 

requirements, compatibility with adjacent or neighbourhood land uses as well 

as the possibility of noise pollution, environmental degradation or unsightly 

conditions that may prevail. 

Swan Lake Commercial District 

6. The Regional District supports the on-going development of the Swan Lake 

Commercial District as shown on Schedule ‘B’ and the policies concerning 

the development of this commercial district are as follows: 

6.1 institutional, commercial and industrial uses will be permitted as 

outlined in the report entitled “Swan Lake Commercial District Sector 

Plan” (Urban Systems Ltd., March, 1996) together with Schedule ‘A’ 

attached thereto entitled “Land Use Designations”; and 

6.2 the Regional District supports the rural and open space policies, the 

different commercial areas policies as well as the institutional and 

industrial policies as outlined in the “Swan Lake Commercial District 

Sector Plan”. 

7. The Regional District supports the annexation of the Swan Lake Commercial 

District into the City of Vernon while recognizing that the annexation may be 

undertaken in phases. 

8. The Regional District will consider any zoning changes within the Swan Lake 

Commercial District consistent with the policies of this Plan which application 

may or may not be approved and the following policies shall apply in 

consideration of an application: 



Schedule ‘A’

Page 24 

8.1 Because of the sensitive environmental conditions that exist within 

the Swan Lake Commercial District due to the proximity to Swan Lake 

as well as the problematic soil and hydrological conditions, the 

Regional District recognizes two options for an on-site sewage 

disposal and stormwater management system as follows: 

8.1.1 Where the proposed land use generates a maximum daily 

sewage flow of 1400 litres or less, then the Regional District 

will consider a rezoning application based on the design 

recommendations of a consulting engineer on the condition 

that a Covenant be registered to not permit a land use that 

exceeds this maximum; or 

8.1.2 Where the proposed land use generates a maximum daily 

sewage flow in excess of 1400 litres, then the Regional 

District will consider a rezoning application based on a review 

of the proposed on-site sewage disposal and stormwater 

management system that includes: 

• a hydrological assessment from a hydrological 

engineer that reviews the local groundwater and 

surface water conditions with consideration of possible 

contamination of Swan Lake or a tributary watercourse 

or ditch; 

• a geotechnical evaluation from a geotechnical 

engineer that reviews local soil conditions with the 

identification of a primary and separate backup 

drainfield location which areas would be protected by a 

Covenant; and 

• a design for a sewage disposal and stormwater 

management system prepared by a civil engineer. 

8.2 With due regard to Section Q.6 of this Plan, the Regional District will 

consider a rezoning application based on a holding tank where the 

applicant has submitted all information as outlined in the Regional 

District "Holding Tank Bylaw”. 

8.3 With due regard to Section Q.7 of this Plan, the Regional District will 

consider a rezoning application based on a package treatment plant 

sewage disposal system. 

8.4 The Regional District will consider a rezoning application based on a 

sewage connection to a community sewer system. 

8.5 As a condition precedent for the approval of a rezoning bylaw, the 

Regional District will generally request that a Covenant be registered 

to prohibit the subdivision of land until a community sewer system is 

available. 



Schedule ‘A’

Page 25 

8.6 As a condition for consideration for any rezoning application, the 

Regional District may request that any engineering reports be 

submitted for an independent peer review. 

Home Based Business 

9. The Regional District supports the establishment of home occupations, 

including bed and breakfast operations that are developed and operated in 

accordance with the regulations of the “Zoning Bylaw”. 

10. The Regional District supports the establishment of Farm Sales operations 

that are ancillary to a farm operation and in compliance with the regulations 

in the “Zoning Bylaw”. 

G. INDUSTRIAL LANDS 

1. Land for current and future industrial and manufacturing uses is designated 

as Industrial as shown on Schedules ‘B’ and ‘C’. 

2. Land designated as Industrial is also designated within a Development 

Permit Area to set conditions respecting the ‘form and character’ of 

development as outlined in Sections M.9 and M.10 of this Plan. 

3. The use of land designated Industrial within the Swan Lake Commercial 

District shall follow the policies for this commercial district outlined in Section 

F.6 of this Plan. 

4. When considering an application to designate a new Industrial property or 

area, the Regional District will consider the level of community services 

including sewer and water services, the management of traffic and parking 

requirements, the outdoor storage needs, compatibility with adjacent or 

neighbourhood land uses, the possibility of noise pollution or unsightly 

conditions that may prevail as well as any pollutants that may be discharged 

by the industry which should be of such quality that they will not adversely 

affect the land, water or air in either the short or long term. 

Sand and Gravel Deposits 

5. The Regional District recognizes that the Silver Star Foothills area may have 

locations suitable for future sand and gravel extraction operations and the 

Regional District will have due regard for these resource values when 

considering land development proposals in this general vicinity. 

6. Except where a parcel is currently zoned Non-Urban, Large Holding or 

Industrial, an application to amend this Plan is necessary to consider a sand 

and gravel operation as an Industrial designation to permit a Resource Use 

as outlined in the “Zoning Bylaw”; in addition, an application to rezone the 

property will also be required which applications may or may not be 

approved. 



Schedule ‘A’

Page 26 

Birnie Road Industrial Site 

7. The Regional District supports the development of a new industrial site 

(Birnie Road Industrial Site) west of Highway 97 south of the District of 

Coldstream as shown on Schedule ‘C’. 

8. The Regional District supports the continued development of the Giant 

Industries Landfill in the Birnie Road Industrial Site as a recycling and waste 

disposal facility including the development of any new operations and 

buildings directly related to the “Regional District Waste Management Plan”. 

9. The Regional District supports the annexation of the Birnie Road Industrial 

Site into either the City of Vernon or the District of Coldstream where new 

servicing would be available and advanced municipal development standards 

would apply. 

10. Prior to consideration of any application to amend the “Zoning Bylaw” for the 

Birnie Road Industrial Site, a local plan shall be prepared for consideration 

which plan shall include: 

10.1 a report on the requirements to upgrade Birnie Road to the standards 

of the Ministry of Highways; 

10.2 a terrain suitability assessment for industrial uses including but not 

limited to, a topographical assessment and a hydrogeological 

overview of the area with particular reference to the possible 

transmission of industrial contaminants; 

10.3 an Advance Street Plan, a future subdivision layout as well as a short 

and long term servicing plan; and 

10.4 notwithstanding these requirements, the Regional District may 

request additional information to properly evaluate any proposed 

changes to the “Zoning Bylaw”. 

High-Tech Manufacturing 

11. Some Industrial lands along the south side of Silver Star Road as shown on 

Schedule ‘B’ are designated as High-Tech Manufacturing and are designated 

for high-tech manufacturing only and for only those high-tech uses that are 

compatible with existing high-tech manufacturing in this area. 

12. Lands that are zoned for high-tech business or manufacturing uses are not 

designated in this plan for other types of industrial uses other than high-tech 

manufacturing uses. 



Schedule ‘A’

Page 27 

H. SPECIFIC USE LANDS 

Special Use Areas 

1. Special Use Areas are intended to accommodate extraordinary land uses 

which shall be recognized and considered for rezoning as may be necessary, 

without amendment to this Official Community Plan. 

Comprehensive Development Use Areas 

2. Comprehensive Development Uses are intended to accommodate a specific 

comprehensive development and this land use shall be considered for 

rezoning without amendment to this Official Community Plan and when 

considering a rezoning application the following matters will be considered: 

2.1 the site should offer adequate water supply, sewage disposal, 

drainage and access for the intended use; 

2.2 the proposal should not adversely affect the environment or adjacent 

land uses; 

2.3 the zoning of a Comprehensive Development Use shall only be 

considered in conjunction with a Comprehensive Development Zone 

which will define the uses and development regulations specific to the 

subject lands; and 

2.4 notwithstanding these requirements, the Regional District may 

request additional information to properly evaluate any proposed 

changes to the “Zoning Bylaw”; 

except that, a rezoning application will not be considered in an Agricultural 

area unless the use conforms to the “Agricultural Land Commission Act” or a 

decision of the Commission and where such rezoning application may or 

may not be approved by the Regional District. 

3. Lands within a Comprehensive Development Use area are typically within 

areas where there exists unique environmental conditions and the objectives 

of the Regional District are to ensure new developments harmonize with 

these conditions; therefore, 

a Comprehensive Development Use area is also hereby designated within a 

Development Permit Area and development permit guidelines will be 

established as part of the rezoning application, respecting the ‘form and 

character’ of development and to set guidelines for the ‘protection of the 

natural environment’. 



Schedule ‘A’

Page 28 

I. NATURAL AREAS AND HERITAGE SITES 

Natural Areas 

1. Areas with a high capability rating as wildlife habitat should remain in as 

large a parcel as possible to protect these habitat areas. 

2. Areas with a high capability rating as waterfowl habitat should be protected 

by retaining the foreshore in its natural state. 

3. The Regional District supports and will encourage and participate in a new 

planning initiative by the Province of British Columbia to consider the 

possible designation of Swan Lake as a ‘Wildlife Management Area’. 

4. The following locations within the Plan area are considered as Natural Areas 

as identified in the “Greater Vernon Natural Areas and Features Inventory” 

(Greater Vernon Parks and Recreation District, 1993) and the Regional 

District considers that these areas are environmentally sensitive to 

development and the Regional District will have due regard for the 

significance of these locations when reviewing a land development proposal 

in their general vicinity: 

• Pottery Road Ravines 

• Black Rock 

• East Vernon Road Wetland (seepage) near BX Ranch 

• portions of Bate and Brookside Creeks above Dixon Dam Road 

• Wildwood Gully upslope from Hitchcock Road 

• Abbott Creek Woodlands from Rogers Road eastward 

• Cools Pond 

• Herry Road Ravine east of Pleasant Valley Road 

• Rose’s Pond 

• Commonage Grasslands; particularly the slopes overlooking the 

west shore of Kalamalka Lake 

• Thompson Lake 

5. Additional Natural Areas may be identified from time to time as new 

information becomes available. 

Heritage Sites 

6. The Regional District will review any request from a property owner seeking 

a heritage designation on their property pursuant to the provisions of the 

“Local Government Act” and where the property owner has indicated that 

compensation will not be required. 



Schedule ‘A’

Page 29 

7. When the Regional District is informed that an alteration is being proposed 

for a heritage site as identified in the “Greater Vernon Heritage Resource 

Inventory”, the Building Permit Application will be referred to the Advisory 

Planning Commission for comments and in this regard, the Commission may 

consult with other groups or individuals in preparation of their comments. 

J. COMMUNITY RECREATIONAL USES 

Parks 

1. Existing park lands are designated as Parks on Schedules ‘B’ and ‘C’ and 

uses are restricted to park and civic uses as outlined in the “Zoning Bylaw”. 

2. The Regional District recognizes the need to develop new parks in the Plan 

area as outlined in the “Greater Vernon Parks and Recreation Master Plan” 

with particular reference to: 

• future playgrounds in the Cools Road, Pottery Road 

and upper East Vernon Road area (BX Ranch Park); 

and 

• a neighbourhood park in the lower L & A Road area 

when the local population demand has increased. 

3. Land for new parks should have a minimum of 25% of the perimeter fronting 

on a local street. 

4. It is the opinion of the Regional District that the idle crown lands in the 

Commonage within the Plan area should be considered in the long-term as 

natural areas or parkland to preserve the inherent environmental attributes. 

5. If an area is removed from the Agricultural Land Reserve for purposes of new 

development, the Regional District will re-evaluate the need for parks in this 

new development area. 

Trails 

6. When considering a development application for any land adjacent to crown 

land, the Regional District will have consideration for the provision of public 

trails through the subject parcel to the crown land. 

7. The Regional District recognizes that a trail may pass through or be adjacent 

to working agricultural lands and the Regional District will consult with 

affected farmers and property owners to ensure that access, trespass, 

signage and solid waste management are all addressed as part of an 

implementation strategy to mitigate the potential negative impacts of trail 

users. 



Schedule ‘A’

Page 30 

8. The Regional District supports the expansion of the BX Trail eastward along 

the BX Creek valley from the BX Ranch Park to crown lands in the Silver 

Star Mountain area and westward to the City of Vernon together with 

connector trails from the BX Trail: 

• northward to the Keddleston Community Hall and 

then beyond to crown land to the north; 

• northward through the Abbott Creek woodlands to 

crown land to the north; and 

• southward to crown land on Vernon Hill. 

9. The Regional District supports the expansion of the trail network along the 

base of Vernon Hill to gain access to crown land with particular reference of 

access from Phillips, Galiano and McLeish Roads. 

10. The Regional District supports the expansion of the Grey Canal Trail 

northward from Star Road to Glenhayes Road near the Spallumcheen 

Boundary. 

11. The Regional District supports the development of a trail west of Old 

Kamloops Road between the Goose Lake area and the City of Vernon. 

12. The Regional District recognizes the need to develop priorities and an 

implementation strategy for the acquisition and development of new trails in 

the Electoral Areas; however, it is also recognized that when opportunities 

arise for the acquisition of a new trail segment as outlined in this Plan or in 

the “Greater Vernon Parks and Recreation Master Plan – Ribbons of Green” 

then prompt action is often necessary despite the priorities in the 

implementation strategy. 

13. The Regional District considers that all road rights-of-way that have been 

dedicated have the potential to be integrated into the Ribbons of Green trail 

network and as such, the Regional District does not generally support the 

closure of these rights-of-way. 

14. The Regional District encourages and will carefully consider any proposal 

from local groups to develop new trails in the Rural Vernon area. 

K. INSTITUTIONAL USES, UTILITIES AND PUBLIC FACILITIES 

Institutional Uses 

1. Utility, assembly and civic uses shall be allowed in all locations in Electoral 

Areas ‘B’ and ‘C’ except as restricted by the “Zoning Bylaw” or by the 

“Agricultural Land Commission Act”. 



Schedule ‘A’

Page 31 

Public Facilities 

2. The location of existing schools as well as the City of Vernon septage 

treatment facility and the greater Vernon recycling and waste disposal facility 

are shown on Schedules ‘B’ and ‘C’ and these sites are designated as public 

use and civic facilities in this Official Community Plan. 

Water Supply 


Boundary’ shall require connection to a community water system. 

4. In recognition of the local agricultural industry, the Regional District supports 

a local policy whereby agricultural irrigation rates are competitive with 

irrigation rates in other water districts in the Okanagan Valley and volumes 

equal to present irrigation usage. 

5. The Regional District will work with any community group that is interested in 

establishing a new community water system. 

6. In the consideration of a new community water system for the Keddleston 

area, the Regional District does not support the establishment of a new water 

supply service for this area as a catalyst for subdivision and development 

except to the densities and permitted uses as identified in this Plan. 

7. Because of the importance of water supplies for new development and the 

uncertainty about water supply for some areas of the Regional District, 

assurance about water supply may need to be provided with a rezoning 

application or an application to amend this Plan and as appropriate, 

hydrogeological studies should be undertaken to determine impacts, if any, 

on existing wells in the neighbourhood and the local acquifer. 

Sewage Collection and Disposal 


Boundary’ shall require connection to a community sewer system. 

9. The Regional District supports the development of a sewer servicing study 

for the areas around the City of Vernon to determine how best to service the 

area with connections to the City of Vernon sewer system. 

10. The Regional District supports the extension of the City of Vernon sewer 

system into existing communities; particularly, those Residential and 

Commercial areas where on-site sewage disposal is problematic. 



Schedule ‘A’

Page 32 

11. The Regional District does not support the policy whereby an individual or 

developer who wishes to connect to the City of Vernon sewer system must 

also apply to be annexed into the City. 

12. Where an individual wishes to connect a building or dwelling to the City of 

Vernon sewer system, the Regional District will generally consent to a direct 

connection with such terms and conditions as the Regional Board may 

establish; however, each request to the Regional Board will be evaluated on 

its own merits. 

13. Where an applicant for development or an existing community wishes to 

connect to a community sewer system and the City of Vernon has indicated 

that direct connection to their system is not possible, the Regional District will 

consider: 

13.1 the establishment of a local service area for that development with a 

connection to the City of Vernon sewer system; or 

13.2 the establishment of a local service area for that development with 

effluent disposal to ground; 

and where a connection is made to the City of Vernon sewer system, the 

Regional District will consider a contract with the City for all or some of the 

operational and administrative services that coincide with the local service 

area. 

L. TRANSPORTATION POLICIES 

Roads 

1. The function of Highways #6 and #97 as Provincial Highways serving interregional 

travel will be maintained with the designation of sufficient right-ofway 

width; by controlling access points; and by ensuring that development of 

adjacent land does not adversely affect the function of the highway. 

2. The Regional District supports the concept of a Western Bypass around the 

core area of the City of Vernon and while this corridor has not been defined, 

it is recognized that this corridor will affect properties in Electoral Area ‘B’ 

particularly around the southern end of Swan Lake and Old Kamloops Road 

areas and may affect properties in the Commonage. 

3. Some Major Roads are recognized in the Plan area where the minimum 

right-of-way is established at 25 metres where direct access will be limited 

and extra building setbacks will be provided in the “Zoning Bylaw”. The 

existing Major Roads in the Plan area are as follows: 



Schedule ‘A’

Page 33 

• Commonage Road 

• Bailey Road 

• Old Kamloops Road 

• Pleasant Valley Road 

• Silver Star Road 

• L & A Road from Silver Star Road to Baker Hogg Road 

• Francis Street to 39 th Avenue 

• Pottery Road 

• 15 th Street 

• Sarsons Road 

4. The extension of 48 th Avenue west to Old Kamloops Road is recognized as a 

Major Road expansion. 

5. The extension of Francis Street east and south to connect with north 

Aberdeen Road in the District of Coldstream (the Aberdeen Connector) is 

recognized as a Major Road expansion. 

6. The proposed connector between the Eastside Road in the City of Vernon to 

Commonage Road (the MacKay Connector) is recognized as a Major Road 

expansion. 

7. Local Roads shall have a minimum right-of-way width of 20 metres. 

8. New roads and major improvements to existing roads should be located so 

as to provide minimum disruption to agricultural users of these roads and 

adjoining farming operations. 

9. The Regional District supports the goals and objectives for transportation 

planning and the transportation policies outlined in the report “Swan Lake 

Commercial District Sector Plan” (Urban Systems Ltd., March, 1996). 

Other 

10. Where the Regional District is involved in planning for future roads and 

subdivisions or plans for improvements to existing roads, consideration will 

be given to the needs of public transit, school buses, pedestrian walkways 

and bicycle routes. 

11. Access to crown lands, lakes and watercourses should be provided wherever 

possible when approving new subdivisions or rezoning land. 

12. The existing railways through the Plan area are hereby designated in this 

Plan for transportation uses only including a railway or other forms of public 

transportation; and 

it is policy of the Regional District that it is in the public interest to maintain 

these transportation routes as transportation corridors for the long-term and 

future amalgamation with these lands to adjacent property owners is not 

supported. 



Schedule ‘A’

Page 34 

M. DEVELOPMENT PERMIT AREAS 

General Policies 

1. The Regional District considers that Swan Lake, Goose Lake and Kalamalka 

Lake as well as all local watercourses are environmentally sensitive to 

development and these areas have been identified as Development Permit 

Areas and restrictions on the use of land within these areas are reviewed in 

this Section; and 

a Development Permit Application in this regard shall include the following 

information: 

1.1 location of existing and proposed buildings and structures in relation 

to any lake, pond, wetland or watercourse on or adjacent to the 

subject property; 

1.2 location of existing and proposed driveways, water crossings and 

parking areas; 

1.3 details on existing vegetation around any lake, pond, wetland or 

watercourse as well as details on any proposed plantings within 15 

metres of these water bodies; and 

1.4 details on the proposed stormwater management system, sewage 

disposal system or any other installations, buildings or improvements. 

2. The Regional District considers that Commercial and Industrial properties in 

the Plan area should be regulated to set standards for the ‘form and 

character’ of development and these standards are reviewed in this Section; 

and 

a Development Permit Application in this regard shall include the following 

information: 

2.1 a development plan indicating the boundaries of the subject parcel, 

location and size of existing and proposed buildings, driveways, 

parking areas, outside lighting, fencing, any watercourses, prominent 

natural features and the size, design and location of any signs; 

2.2 the proposed design of any new buildings or structures showing the 

character of the building, exterior architectural details, building 

materials and colours; and 

2.3 a landscaping plan indicating how the landscaping will co-ordinate 

with the existing developments in the area or the natural surroundings 

as well as the size and density of plantings, type and density of 

ground cover and the dimensions of the landscaped area. 



Schedule ‘A’

Page 35 

3. The Regional District considers that areas that are identified from time to 

time as being subject to hazardous conditions should be protected. In this 

regard, the recent devastating wildfire events that occurred throughout the 

Province of B.C. have now highlighted the need to protect new development 

from the hazard of wildfire. Protection of development in wildfire interface 

areas can be accomplished by designating said areas as Development 

Permit Areas pursuant to the provisions of Section 919.1(1)(b) of the Local 

Government Act. Restrictions on the use of land within areas so designated 

are reviewed elsewhere in this Section. (B/L 1967/04) 

4. The Regional District will consider the designation of new Development 

Permit Areas for new commercial or industrial development proposals as part 

of an amendment to this Official Community Plan. 

5. Pursuant to Section 920(2.a) of the “Local Government Act”, the Regional 

District may consider a variance as provided under the Act as part of a 

Development Permit Application. 

6. Where a Development Permit Application is submitted for a land use that is 

not permitted in the “Zoning Bylaw”, the “Agricultural Land Commission Act” 

or any other local bylaw or Provincial or local regulation, then the Regional 

District may refuse to issue a Permit. 

Swan, Goose and Kalamalka Lakes – Protection of the Natural Environment 

7. The Regional Board has the objective to protect the environmentally 

sensitive shorezone ecosystem around Swan Lake, Goose Lake and 

Kalamalka Lake and to maintain the water quality of these lakes; therefore, 

• all land within 30 metres of the natural boundary of Swan Lake or within 

the Swan Lake Commercial District; (B/L 1967/04) 

• all land within 30 metres of the natural boundary of Goose Lake; and 

• all parcels in the vicinity of Kalamalka Lake as shown on Schedule ‘C’, 

are designated within a Development Permit Area to set conditions for the 

protection of the natural environment of these lakes and their ecosystems 

and biodiversity. When reviewing a Development Permit Application the 

Regional Board will consider the guidelines outlined as follows: 

7.1 land within 15 metres of the natural boundary of Swan Lake, Goose 

Lake and Kalamalka Lake or around wetlands and watercourses 

within the Development Permit Area should remain free of 

development with the exception of fencing, works and plantings to 

control erosion, protect banks, protect fisheries or waterfowl habitat or 

otherwise preserve and enhance the lake, wetlands, watercourses 

and associated habitats; 

7.2 the Regional District may require a Restrictive Covenant to ensure 

long-term protection and maintenance of riparian vegetation; 



Schedule ‘A’

Page 36 

7.3 where new plumbing works are proposed, a means of sewage 

disposal shall be installed to provide an adequate method for the 

disposal of sewage effluent and where the Interior Health Authority or 

the Ministry of Land, Water and Air Protection has denied approval, 

the Development Permit Application may be refused; 

7.4 where an on-site sewage disposal system is proposed within the 

Development Permit Area, the Regional District will require that the 

sewage disposal works as well as the stormwater and surface 

drainage system be designed by an engineer with consideration of 

the protection, by Covenant, of a separated back-up sewage 

drainfield area; and 

notwithstanding these engineering requirements, the Regional District 

may also request an independent appraisal of the subsurface soil 

conditions to review the suitability of the site to absorb effluent; 

7.5 the Regional District will require that a stormwater management 

system be installed to control runoff from parking areas, internal 

roadways and buildings whereby culverted stormwater outlet facilities 

should not be installed directly into any wetland, watercourse, 

drainage ditch or gully except where a stormwater renovation system 

is being implemented; and 

7.6 all designs for new construction works and all construction activity 

works should conform to guidelines established within the “Land 

Development Guidelines for the Protection of Aquatic Habitats” 

(Ministry of Lands and Parks, Fisheries and Oceans Canada, 1992) 

and in accordance with federal and provincial regulations. 

Local Watercourses – Protection of the Natural Environment 

8. The Regional Board has the objective to protect the environmentally 

sensitive ecosystem around local watercourses and to maintain the water 

quality of these water bodies; therefore, all lands within 30 metres of the 

natural boundary of any local watercourse are hereby designated within a 

Development Permit Area to set conditions for the protection of the natural 

environment of the watercourse and its ecosystems and biodiversity. When 

reviewing a Development Permit Application the Regional Board will consider 

the guidelines outlined as follows: 

8.1 land within 15 metres of the natural boundary of a watercourse should 

remain free of development with the exception of fencing, works and 

plantings to control erosion, protect banks, protect fisheries or 

waterfowl habitat or otherwise preserve and enhance the creek and 

associated habitats; 



Schedule ‘A’

Page 37 

8.2 the Regional District may, where appropriate, require fencing of 

sensitive habitat to protect fish bearing watercourses from livestock or 

the public, as a condition of development approval; 

8.3 the Regional District may require a Restrictive Covenant to ensure 

long-term protection and maintenance of riparian vegetation; 

8.4 where an on-site sewage disposal system is proposed within the 

Development Permit Area, the Regional District will require that the 

sewage disposal works as well as the stormwater and surface 

drainage system be designed by an engineer; and 

8.5 all designs for new construction works and all construction activity 

works should conform to guidelines established within the “Land 

Development Guidelines for the Protection of Aquatic Habitats” 

(Ministry of Lands and Parks, Fisheries and Oceans Canada, 1992) 

and in accordance with federal and provincial regulations. 

Commercial and Industrial Lands – ‘Form and Character’ of Development 

9. The Regional Board has the objectives to maintain the attractive rural setting 

and visual quality within the Plan area particularly as involved with 

commercial or industrial developments; therefore, with the exception of lands 

within the Swan Lake Commercial District, all parcels designated as 

Commercial or Industrial in the Plan area are hereby designated within a 

Development Permit Area to establish conditions for the ‘form and character’ 

of new development. When reviewing a Development Permit Application the 

Regional Board will consider the guidelines outlined as follows: 

9.1 vehicle parking should be encouraged at the rear or side of a building 

and should be in smaller clusters and screened from view with 

landscaping or natural vegetation while still maintaining sight 

distances for safe access and egress; 

9.2 the massing of buildings should be variable in form and should be 

incorporated where practical into smaller blocks which relate to the 

contours of the natural landscape; 

9.3 vistas should be respected where practical through the development 

to prominent natural features beyond the subject parcel; 

9.4 exterior design and finish should incorporate products which 

complement the natural, rural setting; and 

9.5 the ‘form and character’ of development and landscaping should 

harmonize with the natural setting and should reflect a low density of 

development. 



Schedule ‘A’

Page 38 

Swan Lake Commercial District – ‘Form and Character’ of Development 

10. The Regional Board has the objectives to develop and maintain an attractive 

entrance to the City of Vernon in the Swan Lake Commercial District; 

therefore, lands within the Swan Lake Commercial District as defined in this 

Plan are hereby designated within a Development Permit Area to establish 

conditions for the ‘form and character’ of new development; and 

when reviewing a Development Permit Application the Regional Board will 

consider the urban form and character principles, signage guidelines and 

landscape guidelines outlined in the report entitled “Swan Lake Commercial 

District Sector Plan” (Urban Systems Ltd., March, 1996). 

Development Permit Exemptions 

11. Notwithstanding the Development Permit Policies for the ‘protection of the 

natural environment’ as outlined in this Section, and with the approval of the 

Planner, the following development proposals and activities may not require 

Development Permits: 

11.1 the construction of an accessory building provided that: 

• it is located more than 15 metres from the natural boundary of 

any lake, pond or watercourse; 

• it conforms to the “Zoning Bylaw”; 

• there are no plumbing works in the building; and 

• it will not be used for the storage of materials that would 

contaminate the environment; 

11.2 the erection of temporary buildings provided that there are no 

plumbing works in the building; 

11.3 repairs to malfunctioning septic systems subject to approval from the 

Interior Health Authority; 

11.4 minor additions to, or alterations of, a building or structure provided 

the addition or alteration conforms to all requirements of the “Zoning 

Bylaw”; there is no disturbance to riparian vegetation; and the 

construction works do not require an alteration to the existing sewage 

disposal system; 

11.5 there is no Development Permit required for clearing land for 

cultivation, growing and harvesting crops provided that an appropriate 

buffer is maintain adjacent to riparian vegetation; and 



Schedule ‘A’

Page 39 

11.6 where conditions from the Ministry of Water, Land and Air Protection 

and/or Fisheries and Oceans Canada have been included in the 

conditions for a proposed subdivision, then no Development Permit is 

required for the subdivision of land. 

12. Notwithstanding the Development Permit Policies for the ‘form and character’ 

of development as outlined in this Section, and with the approval of the 

Planner, the following development proposals may not require Development 

Permits: 

12.1 the erection of a sign provided that it conforms to the “Zoning Bylaw”; 

12.2 the construction of an accessory building provided that it conforms to 

the “Zoning Bylaw” and there are no plumbing works in the building; 

12.3 the erection of temporary buildings or structures limited to 

construction site offices, seasonal storage buildings, special events 

facilities and emergency facilities; and 

12.4 minor additions to, or alterations of, a building or structure provided 

the addition or alteration conforms to all requirements of the “Zoning 

Bylaw”; does not require additional parking stalls; and is consistent 

with the guidelines respecting the ‘form and character’ of the 

development. 

Wildfire Interface – Protection of Development from Hazardous Conditions 

13. The areas shown as such on Schedule A are designated as a development 

permit area for the protection of development from wildfire hazard. The 

Regional Board’s objectives are to ensure that particular development and 

maintenance measures are implemented to protect persons and property 

from wildfire hazard, and to ensure that property owners are aware of the 

wildfire hazard. Development permit applications involving the construction 

of a building within the development permit area must include a site plan 

and building plans indicating compliance with the following guidelines, and 

it will be a condition of each development permit that the land be developed 

and maintained in accordance with the approved site plan and building 

plans: 

• The area of the development parcel within 10 metres of any building 

under construction should be kept free of flammable construction 

materials and debris. 

• The area of the development parcel within 10 metres of any building 

should be cleared and kept free of all fallen timber and other dead 

vegetation, and dead standing timber should be removed from that 

area. 

• Trees on the development parcel within 10 metres of any building 

should be limbed to a height of 2 metres above ground level. 



Schedule ‘A’

Page 40 

DELEGATION 

• Vegetation on the development parcel within 30 metres of any building 

should be thinned to reduce the overall tree crown cover to 

approximately 3 to 6 metres between crowns if the existing crown cover 

exceeds that amount. 

• Roof coverings on every building must have a Class C fire resistance 

classification, determined in accordance with the B.C. Building Code. 

13.1 Development permits are not required in this area for 

• subdivisions; 

• accessory buildings with floor areas of less than 10 square 

metres and 

building additions of less than 10 square metres of floor area. 

13.2 Each development permit issued to authorize the construction of a 

building in the development permit area shall bear a notation 

indicating that additional information on the protection of 

development from wildfire hazard conditions is available in the 

“Home Owners Fire Smart Manual” provided by the Forest 

Protection Branch of the BC Forest Service. 

Pursuant to Section 176(1)(e) of the Local Government Act, the Board of the 

Regional District delegates the power to issue Wildfire Interface Development 

Permits to the Development Services Manager and Planners of the Regional 

District of North Okanagan, subject to the right of the applicant to have the 

Regional Board reconsider the decision. 

(B/L 2287/07) 



Schedule ‘A’

Page 41 

THIS PAGE 

INTENTIONALLY LEFT BLANK 

RE: BYLAW AMENDMENT 

2287, 2007 



Schedule ‘A’

Page 42 

N. BOUNDARY ADJUSTMENT AREAS 

1. The Regional District recognizes the ‘Ultimate Boundary’ as defined by the 

City of Vernon which could potentially incorporate all the properties within the 

area of the “Rural Vernon Official Community Plan” into the City of Vernon 

and correspondingly, the Regional District also recognizes that other 

adjoining municipalities may likewise initiate an annexation proposal over 

land within Electoral Areas 'B' and 'C'. 

Urban Containment Boundaries 

2. Notwithstanding consideration of the ‘Ultimate Boundary for the City of 

Vernon’, the Regional District supports an ‘Urban Containment Boundary’ 

around the municipalities in greater Vernon as shown on Schedules ‘B’ and 

‘C’ with the following policies: 

2.1 Urban-type uses and new land developments should be permitted on 

land within the ‘Urban Containment Boundary’ and with the exception 

of the Swan Lake Commercial District, these lands should be 

considered for development only after the subject lands have been 

annexed into a municipality. 

2.2 For the long-term, land outside the ‘Urban Containment Boundary’ 

within the Electoral Areas ‘B’ and ‘C’ should be designated either for 

Agricultural or as Rural Lands while recognizing the commercial, 

industrial and institutional policies as outlined in this Plan; and 

notwithstanding this long-term planning policy, the Regional District 

will consider an amendment to this Plan and to the ‘Urban 



Schedule ‘A’

Page 43 

Containment Boundary’ where an applicant has provided statistical 

information or other evidence that there is insufficient idle land in 

greater Vernon to meet the demand for urban-type uses. 

O. INTER-JURISDICTIONAL LAND USE PLANNING 

1. The Regional District will assist where requested by the Township of 

Spallumcheen with the identification and dedication of access routes into the 

area of southeast Spallumcheen from the Electoral Areas. 

2. The Regional District recognizes that co-ordination is needed in the Swan 

Lake Interchange area on the matters of land use planning and servicing and 

the Regional District will work with the Township of Spallumcheen and the 

Okanagan Indian Band as may be necessary to ensure that this coordination 

is accomplished. 

3. The Regional District understands that the Okanagan Indian Band may be 

interested in more intensive land uses on their land around the north end of 

Swan Lake and the Regional District will assist where possible and as 

requested with any strategic planning work being undertaken by the Band. 

4. The Regional District understands that the City of Vernon will be undertaking 

a strategic servicing study in the Electoral Areas around the City and the 

Regional District will assist as may be requested with information or statistics 

to facilitate their planning work. 

5. The Regional District will continue to work with the District of Coldstream and 

the District of Lake Country on matters of common interest. 

6. The Regional District will continue a referral system with adjoining 

jurisdictions on new developments or other matters of common interest 

particularly as may affect properties around the common border or common 

watercourses and lakes. 

P. PLAN AMENDMENTS 

1. The Regional Board may consider an application to amend this Official 

Community Plan following the policies outlined in this Plan, the Regional 

District “Procedures Bylaw” and pursuant to the “Local Government Act”. 

2. When an application is submitted to amend this Plan and before the 

introduction of an amendment bylaw, the Regional District may require that 

the applicant provide preliminary evidence of public support for the proposal. 

3. When an application is submitted to amend this Plan and before the 

introduction of an amendment bylaw, the Regional District may undertake 

with assistance from the applicant, a neighbourhood planning process to 

delineate possible impacts on surrounding properties. 



Schedule ‘A’

Page 44 

Q. IMPLEMENTATION STRATEGY 

1. This Official Community Plan will be reviewed and updated as conditions 

warrant. 

2. The Regional District considers that all policies in the “Rural Vernon Official 

Community Plan” should be considered by the Approving Officer as 

conditions precedent to subdivision approval and matters to consider in the 

public interest. 

Zoning Bylaw, Policies and Other Regulations 

3. The Regional District will initiate an amendment to the “Zoning Bylaw” to 

redefine Major Roads consistent with this Official Community Plan. 

4. The Regional District will initiate a review of the Home Based Business 

regulations in the “Zoning Bylaw” with particular consideration to increasing 

the size of an accessory building used for a Home Occupations. 

5. The Regional District will initiate a review of the ‘clustering’ provisions for 

new subdivisions as outlined in Section 304.7 of the “Zoning Bylaw” 

particularly in the context of the ‘bonus density’ provisions outlined in this 

Official Community Plan. 

6. The Regional District “Holding Tank Bylaw” should be reviewed prior to 

approval of any rezoning or Development Permit application where a holding 

tank is being proposed and in this regard, specific reference is made to 

possible applications in the Swan Lake Commercial District. 

7. The Regional District should develop a policy on the involvement of the 

Regional District with a property owner in the long-term operation of any 

package sewage treatment plant system with consideration given to the longterm 

maintenance and operation of the system and in this regard, the 

Regional District will consider the potential of the Regional District owning the 

system on behalf of the property owner or the potential of bonding and/or a 

maintenance fund; and this policy should be implemented prior to approval of 

any rezoning application where a package treatment system is being 

proposed. 

8. The Regional District recognizes the need to develop priorities and an 

implementation strategy for the acquisition and development of new trails 

and related facilities in the Electoral Areas, and the Regional District will 

encourage the Greater Vernon Services Commission to co-ordinate this 

undertaking. 



Schedule ‘A’

Page 45 

Inter-Agency 

9. The Regional District will initiate in a timely manner, a project to review the 

boundaries of the Agricultural Land Reserve as outlined in this Plan. 

10. In conjunction with the Interior Health Authority, the Regional District will 

develop ‘Terms of References’ for undertaking hydrological and geotechnical 

evaluations in regards to sewage effluent disposal capability assessments. 

11. The Regional District will pursue discussions with Provincial authorities to 

reactivate the planning study to consider the possible designation of Swan 

Lake as a ‘Wildlife Management Area’. 

12. The Regional District will initiate communication with local governments 

along the North Okanagan railway corridor to develop a consistent policy for 

the designation of this corridor for the long term for transportation purposes. 

13. The Regional District will consider any planning initiative from the Province or 

the City of Vernon to connect the Eastside Road to Commonage Road (the 

MacKay Connector); and 

the Province or the District of Coldstream to connect Aberdeen Road to 

Francis Street (the Aberdeen Connector). 

City of Vernon 

14. The Regional District will suggest and recommend to the City of Vernon that 

“Plan Vernon” be amended to allow for the development of High-Tech 

Manufacturing along Silver Star Road west of the Tekmar site. 

15. The Regional District will initiate discussions with the City of Vernon to coordinate 

the Major Road network plan outlined in this Plan with the 

transportation policies in “Plan Vernon Official Community Plan” with 

particular reference to the possible designation of 39th Avenue as a Major 

Road to connect to Francis Street, Highway #6 and Aberdeen Road in the 

District of Coldstream consistent with the “District of Coldstream Official 

Community Plan – Major Road Network Plan”. 

16. The Regional District recognizes that the City of Vernon is preparing a 

“Vernon Growth Plan” and the Regional District will consider amendments to 

this Plan as may be appropriate upon completion of this planning study. 

_______________________________________ 



Schedule ‘A’

Rural Vernon Official Community Plan - Regional District of North ...

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?