district of fort st. james · 2018. 11. 1. · district of fort st. james official community plan...
TRANSCRIPT
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
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ared
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the
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tric
tof
Fort
St. J
ames
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ared
by:
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ary
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AN
NIN
GCE
NT
RE
DIS
TR
ICT
OF
FOR
TST
.JA
ME
S
OFF
ICIA
LC
OM
MU
NIT
YPL
AN
BY
LA
WN
O.
872,
2010
WH
ER
EA
Sth
eC
ounc
ilof
the
Dis
tric
tof
Fort
St.
Jam
esw
ishe
sto
adop
tan
Off
icia
lC
omm
unity
Plan
purs
uant
toth
eL
ocal
Gov
ernm
ent
Act
ofB
ritis
hC
olum
bia.
AN
DW
HE
RE
AS
aco
mm
unity
plan
isa
gene
ral
stat
emen
tof
the
broa
dob
ject
ives
and
polic
ies
ofth
elo
cal
gove
rnm
ent
resp
ectin
gth
efo
rman
dch
arac
ter
ofex
istin
gan
dpr
opos
edla
ndus
ean
dse
rvic
ing
requ
irem
ents
inth
ear
eaco
vere
dby
the
plan
.
AN
DW
HE
RE
AS
aco
mm
unity
plan
shal
lbe
inw
ritin
gan
dm
ayin
clud
epl
ans,
map
s,ta
bles
orot
her
grap
hic
mat
eria
lan
dsh
all
incl
ude
stat
emen
tsan
dm
apde
sign
atio
nsfo
rth
ear
eaco
vere
dby
the
plan
resp
ectin
g:
a)T
heap
prox
imat
elo
catio
n,am
ount
,ty
pean
dde
nsity
ofre
side
ntia
lde
velo
pmen
tre
quir
edto
mee
tan
ticip
ated
hous
ing
need
sov
era
peri
odof
atle
ast
5ye
ars;
b)T
heap
prox
imat
elo
catio
n,am
ount
and
type
ofpr
esen
tan
dpr
opos
edco
mm
erci
al,
indu
stri
al,
inst
itutio
nal,
agri
cultu
ral,
recr
eatio
nal
and
publ
icut
ility
land
uses
;
c)T
heap
prox
imat
elo
catio
nan
dar
eaof
sand
and
grav
elde
posi
tsth
atar
esu
itabl
efo
rfu
ture
sand
and
grav
elex
trac
tion;
d)R
estr
ictio
nson
the
use
ofla
ndth
atis
subj
ect
toha
zard
ous
cond
ition
sor
that
isen
viro
nmen
tally
sens
itive
tode
velo
pmen
t;
e)T
heap
prox
imat
elo
catio
nan
dph
asin
gof
any
maj
orro
ad,
sew
eran
dw
ater
syst
ems;
f)T
heap
prox
imat
elo
catio
nan
dty
peof
pres
ent
and
prop
osed
publ
icfa
cilit
ies,
incl
udin
gsc
hool
s,pa
rks
and
was
tetr
eatm
ent
and
disp
osal
g)O
ther
mat
ters
that
may
,in
resp
ect
ofan
ypl
an,
bere
quir
edor
auth
oriz
edbyth
eM
inis
ter.
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
gei
AN
DW
HE
RE
AS
aco
mm
unity
plan
mus
tin
clud
eho
usin
gpo
licie
sof
the
loca
lgo
vern
men
tre
spec
ting
affo
rdab
leho
usin
g,re
ntal
hous
ing
and
spec
ial
need
sho
usin
g.
AN
DW
HE
RE
AS
aco
mm
unity
plan
may
,in
acco
rdan
cew
ithSe
ctio
n92
1of
the
Loc
alG
over
nmen
tA
ct,
desi
gnat
ear
eas
whe
rete
mpo
rary
com
mer
cial
and
tem
pora
ryin
dust
rial
uses
may
beal
low
ed,
and
may
spec
ify
gene
ral
cond
ition
sre
gard
ing
the
issu
eof
tem
pora
ryco
mm
erci
alan
dte
mpo
rary
indu
stri
alus
epe
rmits
inth
ose
area
s.
a)A
tem
pora
ryco
mm
erci
alor
indu
stri
alus
epe
rmit
may
,no
twith
stan
ding
azo
ning
byla
w;
i.T
heca
seof
aco
mm
erci
alus
e,th
epr
ovis
ion
ofte
mpo
rary
tour
ist
acco
mm
odat
ion;
and,
ii.In
the
case
ofan
indu
stri
alus
e,th
epr
oces
sing
ofna
tura
lm
ater
ials
,as
spec
ifie
din
the
perm
it.
b)A
llow
any
com
mer
cial
orin
dust
rial
use,
incl
udin
g:
c)Pe
rmit
the
cons
truc
tion
orus
eof
build
ings
orst
ruct
ures
toac
com
mod
ate
pers
ons
who
wor
kat
the
com
mer
cial
orin
dust
rial
ente
rpri
sein
resp
ect
ofw
hich
the
perm
itis
issu
ed;
and,
d)Sp
ecif
yco
nditi
ons
unde
rw
hich
the
tem
pora
ryco
mm
erci
alor
indu
stri
alus
em
aybe
carr
ied
on.
AN
DW
HE
RE
AS
aco
mm
unity
plan
may
,fo
rth
epu
rpos
esof
Sect
ion
878,
ofth
eL
ocal
Gov
ernm
ent
Act
,de
sign
ate
area
sfo
rth
e
a)Pr
otec
tion
ofth
ena
tura
len
viro
nmen
t,its
ecos
yste
ms
and
biol
ogic
aldi
vers
ity;
b)Pr
otec
tion
ofde
velo
pmen
tfr
omha
zard
ous
cond
ition
s;
c)Pr
otec
tion
offa
rmin
g;
e)E
stab
lishm
ent
ofob
ject
ives
and
the
prov
isio
nof
guid
elin
esfo
rth
efo
rman
dch
arac
ter
ofco
mm
erci
al,
indu
stri
al,
orm
ulti—
fam
ilyre
side
ntia
lde
velo
pmen
t.an
dth
epl
ansh
all,
with
resp
ect
toth
ose
area
s,D
istr
ict
ofFo
rtSt
. Jam
esO
ffic
ial
Com
mun
ityPl
anB
ylaw
No.
872,
2010
Page
ii
f)D
escr
ibe
the
spec
ial
cond
ition
sor
obje
ctiv
esth
atju
stif
yth
ede
sign
atio
n;an
d
g)Sp
ecif
ygu
idel
ines
resp
ectin
gth
em
anne
rby
whi
chth
esp
ecia
lco
nditi
ons
orob
ject
ives
will
bead
dres
sed.
AN
DW
HE
RE
AS
aco
mm
unity
plan
may
,in
acco
rdan
cew
ithSe
ctio
n92
3of
the
Loc
alG
over
nmen
tA
ct,
desi
gnat
ear
eas
ofla
ndth
atit
cons
ider
sm
aybe
subj
ect
tofl
oodi
ng,
eros
ion,
land
slip
orav
alan
che
astr
eecu
tting
perm
itar
eas.
a)A
tree
cutti
ngpe
rmit
may
,in
resp
ect
ofan
area
desi
gnat
ed,
regu
late
orpr
ohib
itth
ecu
tting
dow
nof
tree
san
dre
quir
eth
eow
ner
toob
tain
,on
paym
ent
ofa
fee
fixe
dby
the
byla
w,
ape
rmit
befo
recu
tting
dow
na
tree
;an
d,
b)A
tree
cutti
ngpe
rmit
byla
wm
ayal
low
the
loca
lgo
vern
men
t,at
itsdi
scre
tion,
tore
quir
ean
appl
ican
tto
prov
ide
atth
eir
expe
nse,
are
port
cert
ifie
dby
aqu
alif
ied
pers
on,
agre
edup
onby
both
part
ies,
that
the
prop
osed
cutti
ngof
tree
sw
illno
tcr
eate
ada
nger
from
floo
ding
orer
osio
n.
AN
DW
HE
RE
AS
this
Plan
has
been
refe
rred
toth
eB
oard
ofth
eR
egio
nal
Dis
tric
t of
Bul
k|ey
—N
echa
kofo
rco
mm
ent;
AN
DW
HE
RE
AS
aPu
blic
Hea
ring
has
been
held
purs
uant
toth
ere
quir
emen
tsof
Sect
ion
890,
891,
892
and
893
ofth
eL
ocal
Gov
ernm
ent
Act
.
NO
WT
HE
RE
FOR
Eth
eM
unic
ipal
Cou
ncil
ofth
eD
istr
ict
ofFo
rtSt
.Ja
mes
inop
enm
eetin
gen
acts
asfo
llow
s:
1)T
his
byla
wm
aybe
cite
das
“Off
icia
lCom
mun
ityPl
anB
ylaw
No.
872,
2010
.”
2)T
his
byla
wco
nsis
tsof
a)Sc
hedu
le“A
”—
Text
.b)
Sche
dule
“B”—
Lan
dU
seM
ap.
c)Sc
hedu
le“C
”—
Lan
dU
seM
ap,
Tow
nsite
.d)
Sche
dule
“D”—
Env
iron
men
tal
Dev
elop
men
tPe
rmit
Are
a.D
istr
ict
ofFo
rtSt
. Jam
esO
ffic
ial
Com
mun
ityPl
anB
ylaw
No.
872,
2010
Page
iii
3)If
any
sect
ion,
subs
ectio
n,se
nten
ce,
clau
seor
phra
seof
this
byla
wis
for
any
reas
onhe
ldto
bein
valid
byth
ede
cisi
onof
any
cour
tof
com
pete
ntju
risd
ictio
n,th
ein
valid
port
ion
shal
lbe
serv
edan
dth
ede
cisi
onth
atis
inva
lidsh
all
not
affe
ctth
eva
lidity
ofth
ere
mai
nder
.
4)T
heD
istr
icto
fFo
rtSt
.Ja
mes
Off
icia
l Com
mun
ityPl
anB
ylaw
No.
737,
2001
,as
amen
ded,
ishe
reby
repe
aled
.
RE
AD
AFI
RST
AN
DSE
CO
ND
TIM
ET
HIS
13T
HD
AY
OF
JAN
UA
RY
,20
10.
PUB
LIC
HE
AR
ING
HE
LD
ON
TH
E10
thD
AY
OF
FEB
RU
AR
Y,
2010
.
RE
AD
AT
HIR
DT
IME
TH
IS10
TH
DA
YO
FFE
BR
UA
RY
,201
0.
AD
OPT
ED
TH
IS24
thD
AY
OF
MA
RC
H,2
010.
//2C
hief
Am
inis
trat
ive
Off
icer
Cer
tifie
da
true
copy
of“O
ffic
ial C
omm
unity
Plan
Byl
awN
o.87
2,20
10.”
Chi
efA
dmin
istr
ativ
eO
ffic
er
Dis
tric
tof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awN
0.87
2,20
10Pa
geiv
Indu
stri
alL
and
Use
7.1
Bac
kgro
und
____
____
____
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__37
7.2
Obj
ectiv
es__
____
____
____
____
____
____
____
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__.3
97.
3Po
licie
s ___
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__40
7.4
indu
stri
alD
evel
opm
ent
Perm
itA
reas
......
......
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...4
0
Inst
itutio
nal
8.1
Bac
kgro
und...
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.....4
28.
2O
bjec
tives
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__43
8.3
Polic
ies ..
......
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.__
43
Park
s,R
ecre
atio
n&
Cul
ture
9.1
Bac
kgro
und
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459.
2O
bjec
tives
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....4
69.
3.Po
licie
s .....
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_.47
Tra
nspo
rtat
ion
4
_
10.1
Bac
kgro
und
____
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__51
10.2
Obj
ectiv
es...
......
......
......
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......
....5
110
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licie
s ....
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__52
Util
ities
11.1
Bac
kgro
und
____
____
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__54
11.2
Obj
ectiv
es...
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....5
511
.3Po
licie
s ___
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56
Part
C-
Impl
emen
tatio
n
Impl
emen
tatio
n12
.1Im
plem
enta
tion
____
____
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58
Lis
tof
Sche
dule
sA
13.1
Sche
dule
B:L
and
Use
Map
13.2
Sche
dule
C:
Lan
dU
seM
ap—
-To
wn
Site
Lis
tof
Map
sM
ap1:
Loc
atio
nM
apM
ap2:
Aer
ial
Phot
oM
ap3:
Aer
ial
Phot
o—
Tow
nSi
teM
ap4:
Exi
stin
gSe
rvic
es&
Topo
grap
hyD
istr
ict
ofFo
rtSt. Ja
mesOff
icia
lC
omm
unity
Plan
7Byl
aiN
No.
872,
20ll)
Page
Vi
PAR
TA
AV
ISIO
NFO
RT
HE
DIS
TR
ICT
OF
FOR
TST
. JA
ME
S
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge1
Bac
kgro
und
1.1
Purp
ose
ofan
Off
icia
lC
omm
unity
Plan
Off
icia
lC
omm
unity
Plan
s(O
CP’
s)pr
ovid
eth
elo
ng-r
ange
polic
ydi
rect
ion
for
land
use
deci
sion
mak
ing
inB
ritis
hC
olum
bia.
The
Loc
alG
over
nmen
tA
ct,
Sect
ion
'
875,
outli
nes
the
purp
ose
ofan
OC
Pas
the
follo
win
g:
(1)
An
offi
cial
com
mun
itypl
anis
ast
atem
ent
ofob
ject
ives
and
polic
ies
togu
ide
deci
sion
son
plan
ning
and
land
use
man
agem
ent,
with
inth
ear
eaco
vere
dby
the
plan
,re
spec
ting
the
purp
oses
oflo
cal
gove
rnm
ent.
(2)
Toth
eex
tent
that
itde
als
with
thes
em
atte
rs,
anof
fici
alco
mm
unity
plan
shou
ldw
ork
tow
ards
the
purp
ose
and
goal
sre
ferr
edto
inse
ctio
n84
9[r
egio
nal
grow
thst
rate
gygo
als]
.
OC
Psar
eth
ese
nior
land
use
polic
yto
olfo
rre
gion
alan
dm
unic
ipal
gove
rnm
ents
.A
llby
law
sen
acte
dsu
bseq
uent
toth
ead
optio
nof
anO
CP
mus
tbe
inco
nfor
mity
with
the
Plan
.Fo
rex
ampl
e,if
anar
eais
desi
gnat
edas
Res
iden
tial
with
inth
eO
CP,
are
zoni
ngap
plic
atio
nfo
ra
com
mer
cial
use
wou
ldbe
inco
nsis
tent
and
wou
ldth
eref
ore
requ
ire
afo
rmal
amen
dmen
tvi
aa
byla
wto
the
OC
P.O
CPs
are
guid
ing
docu
men
tsth
atsh
ould
not
beam
ende
dw
ithou
tser
ious
cons
ider
atio
n.In
addi
tion,
the
Plan
will
serv
eto
info
rmse
nior
gove
rnm
ent
auth
oriti
eson
the
inte
rest
sof
the
com
mun
ity,
ther
eby
enco
urag
ing
the
unde
rtak
ing
offe
dera
lan
dpr
ovin
cial
actio
nsth
atar
eco
nsis
tent
with
the
Plan
.
Incl
udin
gcl
ear
obje
ctiv
esan
dpo
licie
sw
ithin
anO
CP
can
incr
ease
cert
aint
yfo
rin
vest
ors
and
resi
dent
sof
the
com
mun
ity.
Itis
esse
ntia
lth
atth
edo
cum
ent
rem
ains
flex
ible
and
resp
onsi
veto
com
mun
ityin
tere
sts.
Itis
unde
rsto
odth
atO
CPs
shou
ldbe
upda
ted
appr
oxim
atel
yev
ery
five
(5)
year
s.T
heO
CP
for
the
Dis
tric
tof
Fort
St.
Jam
esst
rive
sto
prov
ide
acl
ear
visi
onof
futu
rede
velo
pmen
tw
ithin
the
mun
icip
ality
.T
his
plan
has
been
info
rmed
bylo
cal
know
ledg
e,pr
ofes
sion
alex
pert
ise
and
publ
icop
inio
nan
dis
grou
nded
bya
clea
rly
defi
ned
polic
yfr
amew
ork.
Dis
tric
tof
Fort
St. J
amesO
ffic
ial
Com
mun
ityPl
anB
ylaw
No.
872,
2010
Page
2
1.2
Leg
isla
ted
Req
uire
men
ts
The
OC
Pis
anen
unci
atio
nof
obje
ctiv
esan
dpo
licie
sre
gard
ing
land
uses
with
ina
spec
ifie
dge
ogra
phic
area
.A
nO
CP
shou
ldpr
ojec
tco
mm
unity
need
san
din
tere
sts
for
atim
efra
me
of10
to15
year
s.To
ensu
reth
atco
mm
unity
obje
ctiv
esre
spec
ting
land
use
are
fulf
illed
,the
Loc
alG
over
nmen
tAct
(Sec
tion
877)
requ
ires
that
:
(1)
An
offi
cial
com
mun
itypl
anm
ust
incl
ude
stat
emen
tsan
dm
apde
sign
atio
nsfo
rth
ear
eaco
vere
dby
the
plan
resp
ectin
gth
efo
llow
ing:
(a)
The
appr
oxim
ate
loca
tion,
amou
nt,
type
and
dens
ityof
resi
dent
ial
deve
lopm
ent
requ
ired
tom
eet
antic
ipat
edho
usin
gne
eds
over
ape
riod
ofat
leas
t5
year
s;
(b)
The
appr
oxim
ate
loca
tion,
amou
ntan
dty
peof
pres
ent
and
prop
osed
com
mer
cial
,in
dust
rial
,in
stitu
tiona
l,ag
ricu
ltura
l,re
crea
tiona
lan
dpu
blic
utili
tyla
ndus
es;
(c)
The
appr
oxim
ate
loca
tion
and
phas
ing
ofan
ymaj
orro
ad,
sew
eran
dw
ater
syst
ems;
'
(d)
Res
tric
tions
onth
eus
eof
land
that
issu
bjec
tto
haza
rdou
sco
nditi
ons
orth
atis
envi
ronm
enta
llyse
nsiti
veto
deve
lopm
ent;
(e)
The
appr
oxim
ate
loca
tion
and
phas
ing
ofan
ym
ajor
road
,se
wer
and
wat
ersy
stem
s;
(f)T
heap
prox
imat
elo
catio
nan
dty
peof
pres
ent
and
prop
osed
publ
icfa
cilit
ies,
incl
udin
gsc
hool
s,pa
rks
and
was
tetr
eatm
ent
andd
ispo
sal
s?es
;and
,
(g)
Oth
erm
atte
rsth
atm
ay,
inre
spec
tof
any
plan
,be
requ
ired
orau
thor
ized
byth
eM
inis
ter.
(2)
An
offi
cial
com
mun
itypl
anm
ust
incl
ude
hous
ing
polic
ies
ofth
elo
cal
gove
rnm
ent
resp
ectin
gaf
ford
able
hous
ing,
rent
alho
usin
gan
dsp
ecia
l
itis
impo
rtan
tto
dist
ingu
ish
betw
een
anO
ffic
ial
Com
mun
ityPl
anan
da
zoni
ngby
law
.T
heO
ffic
ialC
omm
unity
Plan
isse
enas
land
use
dire
ctio
nov
era
mac
ro-
scal
e,w
here
azo
ning
byla
war
ticul
ates
perm
itted
land
uses
and
spec
ific
site
requ
irem
ents
,in
clud
ing
setb
ack
requ
irem
ents
,bu
ildin
ghe
ight
san
dpe
rmitt
edlo
tsi
zes,
amon
got
hers
,w
hile
resp
ectin
gth
epo
licie
san
dde
sign
atio
nsof
the
Off
icia
lC
omm
unity
Plan
ona
mic
ro—
scal
e.Fo
rex
ampl
e,an
Off
icia
lC
omm
unity
Plan
Ivag
ééB
istr
ict
ofFo
rtJa
mesOff
icia
lC
omtn
uttit
yzlit
lan
Byl
awN
o.872,"2
010
may
esta
blis
ha
bloc
kof
land
asbe
ing
desi
gnat
edfo
rco
mm
erci
alde
velo
pmen
tw
here
asth
eco
rres
pond
ing
zoni
ngby
law
may
furt
her
brea
kdo
wn
the
uses
into
spec
ific
com
mer
cial
uses
,su
chas
Gen
eral
Com
mer
cial
,To
uris
tC
omm
erci
alet
c.,
with
uses
spec
ific
toth
ein
tent
ofth
ezo
ne.
1.3
His
tory
ofth
ePl
anni
ngPr
oces
s
The
reha
vebe
ensi
gnif
ican
tam
ount
sof
plan
ning
stud
ies
that
have
been
cond
ucte
dfo
rth
eFo
rtSt
.Ja
mes
com
mun
ityin
the
last
few
year
s.T
hese
repo
rts
and
stud
ies
have
cont
ribu
ted
toth
ere
visi
onof
the
Fort
St.
Jam
esO
ffic
ial
Com
mun
ityPl
an.
Bri
efly
,the
repo
rts
and
stud
ies
incl
ude
the
follo
win
g:
a)T
heD
istr
ict
ofFo
rtSt
.Ja
mes
Com
mun
ityA
nnua
lR
epor
t(2
006)
set
out
key
obje
ctiv
es,
goal
s,ac
com
plis
hmen
tsan
dpr
iori
ties
for
the
Dis
tric
t;
b)D
istr
ict
ofFo
rtSt
.Ja
mes
Com
mun
ityPr
ofile
(200
6)pr
ovid
edda
taan
dlo
cal
desc
ript
ions
ofth
eco
mm
unity
;
c)T
heC
omm
unity
Vis
ion
Foru
m(2
007)
host
edfo
rco
mm
unity
mem
bers
ofFo
rtSt
.Ja
mes
crea
ted
aTo
p10
Prio
ritie
sto
achi
eve
the
loca
l vis
ion;
d)In
Dec
embe
rof
2007
,co
mm
unity
lead
ers
inFo
rtSt
.Ja
mes
gath
ered
for
aw
orks
hop
tole
arn
and
plan
for
deve
lopi
nga
tour
ism
bran
dfo
rFo
rtSt
.Ja
mes
.T
hefi
nal
docu
men
tis
the
Dev
elop
men
tTo
uris
mB
rand
ing
(200
7);
e)L
ocal
Inve
ntor
ySt
udy
(200
7);
f)C
omm
unity
Tour
ism
Dev
elop
men
tPl
an(2
007)
.
At
the
star
tof
this
plan
ning
proc
ess,
aV
isio
ning
sess
ion
was
held
with
Dis
tric
tC
ounc
ilth
atre
info
rced
thei
rdi
rect
ion
for
this
OC
P.C
ounc
il’s
visi
onin
clud
esth
eim
port
ance
ofat
trac
ting
inve
stm
ent,
dive
rsif
ying
the
econ
omy,
prov
idin
gan
appr
opri
atel
ylig
htde
sign
ated
indu
stri
alla
ndba
se,
impr
ovin
gde
velo
pmen
t per
mit
guid
elin
es,
prot
ectin
gth
een
viro
nmen
tan
dfo
cusi
ngon
the
impo
rtan
ceof
conc
rete
met
hods
ofim
plem
entin
gth
eO
CP.
publ
icm
eetin
gto
activ
ely
enga
gem
embe
rsof
the
com
mun
ityin
the
long
rang
epl
anni
ngof
Fort
St.
Jam
es.
The
stak
ehol
der
cons
ulta
tion
invi
ted
am
ixof
com
mun
itym
embe
rsre
pres
entin
ga
vari
ety
ofin
tere
sts
incl
udin
ged
ucat
ion,
indu
stry
,bu
sine
ss,
heal
th,
and
Firs
tN
atio
nsto
disc
uss
how
the
OC
Pca
nac
hiev
eth
eco
mm
unity
visi
on.
With
inth
esc
ope
ofla
ndus
epl
anni
ng,
disc
ussi
ons
incl
uded
are
itera
tion
ofth
eco
mm
unity
visi
onfo
cusi
ngon
capi
taliz
ing
onlo
cal
Dis
tric
tof
Fort
St. Ja
urne
sO
ffic
ial
Com
mtir
iigty
PlanB
iyla
wN
o.87
£M20
i07
Page
4
asse
ts,
com
mun
itypr
ide,
cele
brat
ing
dive
rsity
,pr
omot
ing
asa
fe,
heal
thy
and
frie
ndly
com
mun
ityan
dcr
eatin
gop
port
uniti
esan
dop
tions
for
econ
omic
dive
rsif
icat
ion,
empl
oym
ent,
recr
eatio
n,ed
ucat
ion
and
hous
ing.
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge5
Con
text
2.1
Des
crip
tion
ofth
eA
rea
The
Dis
tric
t of
Fort
St.
Jam
esis
loca
ted
onH
ighw
ay27
Nor
than
dsi
tuat
edon
Stua
rtL
ake
inno
rth—
cent
ra|
Bri
tish
Col
umbi
a.T
heD
istr
ict
Mun
icip
ality
isw
ithin
the
Reg
iona
lD
istr
ict
ofth
eB
ulkl
ey—
Nec
hako
and
isad
jace
ntto
the
Nak
’azd
liIn
dian
Res
erve
(IR
No.
1)to
the
sout
h,th
eW
illia
ms
Prai
rie
Mea
dow
Res
erve
(lR
No.
1A) t
oth
eno
rthw
est
and
the
Utz
aN
ahou
nli
Cre
ekR
eser
ve(I
RN
o.4)
toth
ew
est.
The
Dis
tric
thas
ato
tal
land
area
of22
.10
kmz.
Stat
istic
sar
eab
leto
illus
trat
eth
eov
eral
ltr
ends
with
inth
eD
istr
ict
of. F
ort
St.
Jam
es,
incl
udin
gth
ein
—m
igra
tion a
ndou
t—m
igra
tiono
fre
side
nts
and
the
rela
tive
age
ofth
epo
pula
tion
(agi
ng,
youn
gw
orkf
orce
,et
c.).
The
refo
re,
itis
wor
thw
hile
toan
alyz
eth
est
atis
tical
tren
dsov
ertim
eto
dete
rmin
eth
ene
eds
ofth
eco
mm
unity
,su
chas
land
requ
irem
ents
.
2.2
Dem
ogra
phic
san
dPo
pula
tion
Proj
ectio
ns
Acc
ordi
ngto
Stat
istic
sC
anad
a(2
006)
,th
epo
pula
tion
ofth
eD
istr
ict
ofFo
rtSt
.Ja
mes
is1,
355
resi
dent
s.T
hela
ndus
ean
dde
velo
pmen
tdy
nam
ics
ofth
eD
istr
ict
are
infl
uenc
edby
deve
lopm
ent
tren
dsan
dgr
owth
.D
emog
raph
icch
ange
sha
vea
maj
orbe
arin
gon
how
the
Dis
tric
t dev
elop
edin
the
past
and
how
itm
aych
ange
inth
efu
ture
.H
isto
rica
lly,
the
regi
onha
sha
da
fluc
tuat
ing
popu
latio
ngr
owth
rate
typi
cal
ofre
sour
ce—
base
dcom
mun
ities
.T
hepo
pula
tion
grow
thin
the
Dis
tric
tof
Fort
St.
Jam
esha
sw
aned
over
the
year
san
des
peci
ally
mos
tre
cent
lydu
eto
econ
omic
fact
ors
such
asth
ecl
osur
eof
Stua
rtL
ake
Lum
ber
and
Pope
&Ta
lbot
mill
san
dth
ere
duce
dw
ork
wee
kof
Apo
lloFo
rest
Prod
ucts
.in
fact
,be
twee
nth
eye
ars
2001
and
2006
,Fo
rtSt
.Ja
mes
expe
rien
ced
the
mos
tsi
gnif
ican
tpo
pula
tion
decr
ease
in30
year
s(—
29.7
%) a
ccor
ding
toSt
atis
tics
Can
ada
asill
ustr
ated
inTa
ble
1:Po
pula
tion
and
Dw
ellin
gD
ensi
ty.
How
ever
,th
eco
mm
unity
has
not
felt
such
asi
gnif
ican
tde
crea
se.
For
exam
ple,
the
scho
olen
rolm
ent
has
not
decr
ease
dsi
gnif
ican
tlydu
ring
this
time.
Dis
tr?i
et?i
otm
lSt. J
amesOff
icia
lco
mi?
unif
ypi
;Q*}
§;1X
{Ji§
i5.
3723
610
pagf
é
Tabl
e1
-Po
ulat
ion
and
Dw
ellin
Den
sit
Dis
tric
tof
Reg
iona
lD
istr
ict
ofPr
ovin
ceof
Bri
tish
Fort
St.
Jam
esB
ulkl
ey-N
echa
koC
olum
bia
Popu
latio
n20
061,
355
38,2
434,
113,
487
Popu
latio
n20
011,
927
40,8
563,
907,
738
Popu
latio
nC
hang
e(%
).
-29.
7-6
.45.
3
Tota
lpr
ivat
edw
ellin
gs75
616
,923
1,78
8,47
4
Popu
latio
nde
nsity
per
km2
61.3
0.5
4.4
Lan
dar
ea(k
mz)
22.1
073
,440
.95
924,
815,
.43
For
plan
ning
purp
oses
,po
pula
tion
proj
ectio
nsha
vebe
enpr
epar
edfo
rth
epe
riod
exte
ndin
gto
the
year
2036
.T
his
com
pris
esth
eba
sic
fore
cast
peri
odfo
rth
eO
ffic
ial C
omm
unity
Plan
,as
illus
trat
edon
Gra
ph1.
Gra
ph1
—
Popu
latio
nPr
ojec
tion
for
the
Dis
tric
tof
Fort
St.
Jam
es
1900
1750
1600
1450
1300
Num
ber
ofPe
ople
1150
1000 850
-9-
1.5%
Gro
wth
Rat
e
—l-
2.5%
Gro
wth
Rat
e’
The
proj
ectio
nson
whi
ch.th
eO
CP
isba
sed
refl
ect
diff
eren
tpe
rcen
tage
grow
thra
tes,
vary
ing
from
ast
able
1.5%
rate
toa
rela
tivel
yhi
gh3.
5%an
nual
grow
thra
te.
Proj
ecte
dra
tes
are
illus
trat
edin
Gra
ph1:
Popu
latio
npr
ojec
tion
for
the
Dis
tric
tof
Fort
St.
Jam
es.
Inad
ditio
nto
grow
th,
itis
unde
rsto
odth
atth
epo
pula
tion
ofFo
rtSt
.Ja
mes
coul
dst
abili
zeor
decl
ine.
Thu
s,th
epo
licie
sof
this
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge7
plan
dono
tco
mm
itth
eD
istr
ictt
osi
gnif
ican
tca
pita
lex
pend
iture
sor
expa
nsio
nof
serv
ices
.
The
proj
ecte
dad
ditio
nal
popu
latio
nis
dete
rmin
edby
subt
ract
ing
the
proj
ecte
dpo
pula
tion
for
asp
ecif
icye
arfr
omth
eba
sepo
pula
tion.
For
exam
ple,
the
proj
ecte
dad
ditio
nal
popu
latio
nus
ing
am
ediu
mes
timat
eof
2.5
perc
ent
for
the
year
2011
is34
addi
tiona
lre
side
nts.
The
aver
age
hous
ehol
dsi
zein
Fort
St.
Jam
esis
2.5
pers
ons
per
hous
ehol
d.T
here
fore
ifth
epo
pula
tion
ofth
eD
istr
icto
fFo
rtSt
.Ja
mes
incr
ease
sby
34re
side
nts
byth
eye
ar20
11,
anad
ditio
nal
14dw
ellin
gun
itsw
illbe
requ
ired
over
the
next
5ye
ars
for
this
addi
tiona
lpo
pula
tion.
Tabl
e2
-Pr
ojec
ted
Res
iden
tial
Dem
and
belo
wsu
mm
ariz
esth
era
nge
inpo
tent
ial
hous
ing
dem
ands
depe
ndin
gup
onth
egr
owth
rate
ofth
ear
ea.
Tabl
e2
-Pr
o'ec
ted
Res
iden
tial
Dem
and
Tim
eL
owM
ediu
mH
igh
Fram
eG
row
thG
row
thG
row
thN
umbe
rof
New
Res
iden
tial U
nits
5ye
ars
814
1910
year
s16
2839
15ye
ars
2542
5920
year
s33
5680
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ecte
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side
ntia
lde
man
dca
nbe
conv
erte
din
tola
ndar
eaby
utili
zing
the
assu
mpt
ion
of10
new
resi
dent
ial
units
per
hect
are.
Thi
sas
sum
ptio
nta
kes
into
acco
unt
that
som
ere
side
ntia
lar
eas
have
grea
ter
resi
dent
ial
dens
ityth
anot
hers
.Ta
ble
3-
Proj
ecte
dL
and
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uire
men
tsbe
low
illus
trat
esth
era
nge
ofla
ndre
quir
emen
tsas
soci
ated
with
the
proj
ecte
dre
side
ntia
lde
man
d.
Tabl
e3
-Pr
o'ec
ted
Lan
dR
eui
rem
ents
Low
Med
ium
Hig
h
1:21
2:86
Gro
wth
Gro
wth
Gro
wth
Lan
dR
equi
rem
ent
(Hec
tare
s)5
year
s1
22
23
_4
35
6
46
8
Acc
ordi
ngly
,Se
ctio
n5
—R
esid
entia
lid
entif
ies
prio
rity
area
sfo
rfu
ture
resi
dent
ial
deve
lopm
ent
base
don
the
abov
epr
ojec
ted
land
requ
irem
ents
of2
hect
ares
base
don
the
med
ium
popu
latio
ngr
owth
with
inth
eU
rban
Con
tain
men
tB
ound
ary.
Thi
sis
mor
eth
ensu
ffic
ient
for
futu
reur
ban
resi
dent
ial
deve
lopm
ent.
The
refo
re,
noad
ditio
nal
land
need
sto
bede
sign
ated
for
resi
dent
ial
purp
oses
.It
isal
soim
pera
tive
that
ava
riet
yof
hous
ing
optio
nsar
eav
aila
ble
for
exis
ting
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dent
s.A
ccor
ding
ly,
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resi
dent
ial
area
sid
entif
ied
onSc
hedu
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istin
gre
side
nts
for
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dent
ial
land
uses
.
2.3
Hou
sing
Dat
a
The
need
for
futu
reho
usin
gin
Fort
St.
Jam
esw
illbe
driv
enby
two
maj
orco
nsid
erat
ions
:de
mog
raph
icch
arac
teri
stic
san
dec
onom
icgr
owth
.H
ousi
ngde
man
d,an
dth
eco
rres
pond
ing
need
for
land
supp
ly,
islin
ked
tom
any
fact
ors,
incl
udin
g:
-T
here
lativ
eag
eof
the
com
mun
ity;
-In
vest
men
tin
empl
oym
ent
activ
ities
;I
Inco
me
leve
ls;
-In
tere
stra
tes;
and,
-in
—m
igra
tion.
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age
cate
gori
es0
to4
year
sol
d,5
to9
year
sol
dan
d10
to'1
4ye
ars
old
are
sign
ific
antly
abov
eth
epr
ovin
cial
aver
age,
whi
leth
ere
are
notic
eabl
yfe
wer
citiz
ens
inth
e70
+ye
arol
dra
nge.
Inge
nera
l,th
eco
mm
unity
ofFo
rtSt
.Ja
mes
isa
very
youn
gco
mm
unity
.A
lthou
ghth
enu
mbe
rof
seni
ors
inFo
rt.S
t.Ja
mes
islo
wer
then
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inci
alav
erag
ean
ddo
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tre
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ent
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ority
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ople
inth
eco
mm
unity
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e“b
aby
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er”
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ratio
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ent
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rtSt
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mes
and
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ing,
lead
ing
toth
eco
nclu
sion
that
the
com
mun
itym
ust
plan
for
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orliv
ing
inth
efu
ture
soth
atth
eD
istr
ict
can
reta
inal
lage
sof
the
popu
latio
n. IFo
rtSt
.Ja
mes
inB
ritis
h Col
umbi
a
0.09
-’
0.08
0.07
‘
0.06
;
0.04
7o.
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AT
ION
year
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red
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erag
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helo
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tyra
tean
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ckof
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me
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rsw
ithin
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St.
Jam
esha
slim
ited
the
dem
and
for
hous
ing
mai
nly
toin
—m
igra
tion.
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der
tom
eetthe
shor
tto
med
ium
term
dem
and
for
hous
ing
inFo
rtSt
.Ja
mes
,it
ises
sent
ial
that
ther
ear
eho
usin
glo
tsav
aila
ble
tom
eet
the
futu
rede
man
d.A
Dis
tric
tof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
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ge9
key
area
iden
tifie
dto
mee
tfu
ture
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isin
the
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hen
dof
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Dis
tric
tno
rth
and
east
ofH
eath
mon
tSt
reet
asill
ustr
ated
onSc
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leC
).T
his
area
ofth
eco
mm
unity
isal
read
yde
sign
ated
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ecu
rren
tO
CP
asU
R-
Urb
anR
esid
entia
lan
dw
illsu
ppor
tth
ere
side
ntia
lde
man
din
Fort
St.
Jam
es.
Inad
ditio
n,th
eO
CP
desi
gnat
ion
for
Urb
anR
esid
entia
lla
ndlo
cate
din
the
Pine
ridg
eN
eigh
bour
hood
ofth
eD
istr
icth
asgr
eat
pote
ntia
lfo
rhi
gh-e
ndvi
ewsc
ape
hom
es.
Hou
sing
type
sin
Fort
St.
Jam
esar
epr
edom
inat
ely
Sing
leFa
mily
Res
iden
tial.
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rear
eso
me
mul
ti-fa
mily
dwel
lings
inth
efo
rms
ofap
artm
ents
and
cond
omin
ium
sth
atpr
ovid
eth
eD
istr
ictw
ithaf
ford
able
hous
ing
optio
nsw
ithin
the
com
mun
ity;
how
ever
,th
eho
usin
gst
ock
isag
ing.
The
maj
ority
ofdw
ellin
gsin
Fort
St.
Jam
es(7
8%)
wer
eco
nstr
ucte
dpr
iort
o19
86.
Ava
riet
yof
hous
ing
form
s,in
clud
ing
eith
erne
wor
rede
velo
ped,
isne
eded
for
the
Fort
St.
Jam
esco
mm
unity
.
Fort
unat
ely,
ther
eha
vebe
enne
who
usin
gde
velo
pmen
tsw
ithin
the
Dis
tric
tof
Fort
St.
Jam
esth
atar
ea
mix
ofqu
ality
Sing
leFa
mily
Res
iden
tial
and
Mul
ti-Fa
mily
Res
iden
tial
dwel
lings
.A
nex
ampl
eis
the
new
Mul
ti—Fa
mily
Res
iden
tial
hom
es(f
our-
plex
)dw
ellin
gslo
cate
don
ane
wne
ighb
ourh
ood
sect
ion
ofM
urra
yR
oad
inth
eD
istr
ict.
Not
only
doth
ese
hom
espr
ovid
ean
alte
rnat
ive
hous
ing
optio
nfo
rlo
cal
resi
dent
s,th
ebu
ildin
gfo
rms
com
plem
ent
the
surr
ound
ing
Sing
le-
Fam
ilyho
mes
.In
addi
tion,
thes
eM
ulti—
Fam
ilyho
mes
redu
ceth
ebu
ildin
gfo
otpr
int
onth
ela
ndsc
ape,
incr
ease
the
dens
ific
atio
nof
the
urba
nar
ea,
and
mix
diff
eren
tso
cio—
econ
omic
dem
ogra
phic
grou
psin
the
sam
eco
mpl
ete
neig
hbou
rhoo
d.
The
Dis
tric
t of
Fort
St.
Jam
esal
soha
sa
new
seni
ors’
hous
ing
com
plex
,w
hich
isan
impo
rtan
tco
ntri
butio
nto
the
vari
ety
oflo
cal
hous
ing
whi
le,
atth
esa
me
time,
prov
idin
gfo
rth
ech
angi
ngho
usin
gde
man
dof
the
baby
boom
ers.
Inad
ditio
n,th
ere
isal
soth
ege
nera
tion
of“m
obile
seni
ors”
,th
ose
resi
dent
sw
how
ish
toliv
ecl
oser
toth
eto
wn
cent
reor
nolo
nger
requ
ire
ala
rge
hom
ebu
tdo
not
nece
ssar
ilyre
quir
eas
sist
edliv
ing.
The
sere
side
nts
will
incr
ease
the
dem
and
for
hous
ing
type
ssu
chas
stra
tade
velo
pmen
tor
ranc
her
styl
eho
mes
inFo
rtSt
.Ja
mes
.In
clud
ing
thes
eal
tern
ativ
efo
rms
ofho
usin
gw
ithin
the
Dis
tric
tof
Fort
St.
Jam
esis
anim
port
ant
part
ofpr
ovid
ing
plac
esto
live
for
peop
leat
diff
eren
tst
ages
ofth
eir
lives
.O
then
/vis
e,lo
cals
may
sear
chfo
rdi
ffer
ent
“ret
irem
ent”
com
mun
ities
that
offe
rth
elif
esty
leop
port
uniti
essp
ecif
icto
thei
rne
eds.
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge10
,
2.4
Eco
nom
icIn
dica
tors
The
econ
omy
inFo
rtSt
.Ja
mes
has
trad
ition
ally
been
reso
urce
-bas
edw
itha
focu
son
fore
stry
-tim
ber
harv
estin
gan
dsa
wm
illop
erat
ions
,w
ithth
eto
uris
min
dust
ryad
ding
som
ere
silie
nce.
Com
mun
ities
such
asFo
rtSt
.Ja
mes
that
are
dom
inat
edby
one
econ
omic
sect
or,
espe
cial
lyfo
rest
ry,
tend
toha
vea
spec
ializ
edw
orkf
orce
.in
the
case
ofFo
rtSt
.Ja
mes
,21
%of
the
popu
latio
nis
empl
oyed
intr
ades
,tr
ansp
ort
and
equi
pmen
top
erat
orpo
sitio
ns,
10%
isem
ploy
edin
uniq
uepr
oces
sing
,m
anuf
actu
ring
and
utili
ties
posi
tions
,an
d7%
are
empl
oyed
inun
ique
posi
tions
inpr
imar
yin
dust
ries
.Ta
ble
4su
mm
ariz
esth
eto
tal
expe
rien
ced
labo
urfo
rce
15ye
ars
and
olde
rfo
rth
eD
istr
icto
fFo
rtSt
.Ja
mes
.
Tabl
e4
-To
tal
Ex
erie
nced
Lab
our
Forc
e15
Yea
rsan
dO
lder
Lab
our
Type
Perc
enta
geof
Popu
latio
n
Sale
s&
Serv
ice
22%
Tra
des,
Tra
nspo
rt&
Equ
ipm
entO
pera
tors
21%
Bus
ines
s,Fi
nanc
e&
Adm
inis
trat
ion
11%
Soci
alSc
ienc
e,E
duca
tion,
Gov
ernm
ent
&R
elig
ion
11%
Uni
que
toPr
oces
sing
,M
anuf
actu
ring
&U
tiliti
es10
%
Nat
ural
&A
pplie
dSc
ienc
e9%
Uni
que
toPr
imar
yIndu
stry
'
7%
Hea
lth6%
Man
agem
ent
3%
Art
,C
ultu
re, R
ecre
atio
n&
Spor
t0%
—
Stat
istic
sC
anad
a
The
dom
inat
ing
fore
stse
ctor
has
been
expe
rien
cing
econ
omic
chal
leng
esin
rece
ntye
ars,
resu
lting
ina
sign
ific
ant
num
ber
ofpe
ople
with
spec
ializ
edw
ork
skill
sw
ithou
tjo
bs.
Res
iden
tsof
Fort
St.
Jam
esha
vere
cogn
ized
the
econ
omic
issu
esin
thei
rco
mm
unity
and
have
been
2~
wor
king
tow
ards
revi
taliz
ing
all
sect
ors
ofth
eec
onom
yin
clud
ing
fore
stry
.In
addi
tion,
the
impo
rtan
ceof
dive
rsif
icat
ion
oflo
cal
indu
stri
essu
chas
min
ing
and
tour
ism
has
been
reco
gniz
edT
hem
inin
gse
ctor
has
been
disc
usse
das
apo
tent
ial
econ
omic
oppo
rtun
ityfo
rth
eD
istr
ict
ofFo
rtSt
.Ja
mes
and
regi
on.
Terr
ane
Met
als,
for
exam
ple,
have
been
rapi
dly
adva
ncin
gth
e»
«
-»
-
Mou
ntM
illig
anPr
ojec
tto
war
dspr
oduc
tion
sinc
eac
quir
ing
the
prop
erty
inJu
lyof
2006
,90
kmno
rth
ofFo
rtSt
.Ja
mes
.To
date
,th
epr
ovin
cial
Env
iron
men
tal
Dis
tric
tof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10i
Page
11
Impa
ctA
sses
smen
tha
sbe
enap
prov
edan
dth
eM
ines
Perm
itis
inpl
ace.
As
ofJa
nuar
y20
10,
the
proj
ect
has
also
rece
ived
fede
ral
envi
ronm
enta
lap
prov
al.
Proj
ects
such
asth
ison
ear
een
cour
aged
byth
eD
istr
ict o
fFo
rtSt
.Ja
mes
and
are
supp
orte
dby
itsho
stin
gof
the
Min
eral
sN
orth
Con
fere
nce
in20
09.
itis
impo
rtan
tto
iden
tify
the
econ
omic
tren
dsof
aco
mm
unity
inor
der
tobe
sttr
ansl
ate
the
tren
dsin
toth
esu
pply
and
dem
and
ofsp
ecif
icla
ndus
essu
chas
the
amou
ntof
land
requ
ired
for
indu
stri
alpu
rpos
es,
com
mer
cial
purp
oses
,an
dso
on.
The
open
ing
ofa
min
e,fo
rex
ampl
e,co
uld
brin
gan
infl
uxof
resi
dent
sm
ovin
gto
the
Dis
tric
tof
Fort
St.
Jam
es.
As
man
yas
300
new
resi
dent
sco
uld
mov
eto
the
com
mun
ity,
whi
chw
ould
sign
ific
antly
chan
geth
epo
pula
tion
dem
ogra
phic
.H
owev
er,
even
with
anad
ditio
nal
300
resi
dent
sin
Fort
St.
Jam
esin
the
next
5ye
ars,
the
Dis
tric
thas
mor
eth
ana
suff
icie
ntam
ount
ofla
ndde
dica
ted
for
urba
nre
side
ntia
lus
es.
The
follo
win
gta
ble
sum
mar
izes
the
pote
ntia
lin
crea
sein
popu
latio
nan
dth
eas
soci
ated
land
requ
irem
ents
:
Tabl
e5
~Pr
ojec
ted
Res
iden
tial
Dem
and
ifa
sign
ific
ant
incr
ease
inpo
pula
tion
occu
rsas
are
sult
ofa
min
e0
enin
and
oera
tin
Proj
ecte
d .N
umbe
rof
New
Res
iden
tial U
nits
Lan
dR
equi
rem
ent(
Hec
tare
s)Po
pula
tion
Tim
eFr
ame
5ye
ars
(201
1)16
8913
414
Ifth
eD
istr
ict
ofFo
rtSt
.Ja
mes
expe
rien
ced
anin
crea
seof
300
resi
dent
sin
addi
tion
toth
ein
crea
seof
34re
side
nts
from
am
ediu
mgr
owth
rate
of2.
5%in
five
year
s,th
enth
eto
tal
popu
latio
nof
the
com
mun
ityw
ould
be1,
689
resi
dent
s.T
his
wou
ldre
quir
e13
4ne
wre
side
ntia
lun
itsan
d14
hect
ares
ofla
nd.
As
disc
usse
dpr
evio
usly
,th
eD
istr
ict
has
appr
oxim
atel
y11
5he
ctar
esof
unde
velo
ped
land
inFo
rtSt
.Ja
mes
,th
eref
ore
mor
eth
enen
ough
urba
nre
side
ntia
lla
ndto
acco
mm
odat
eth
epo
tent
ial
infl
uxof
resi
dent
sdu
eto
min
ing
activ
ity.
Bui
ldin
gpe
rmit
info
rmat
ion
isal
soan
indi
cato
rof
econ
omic
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ities
atth
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mm
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l.B
etw
een
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year
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d20
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the
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tric
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ena
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iste
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rof
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rmits
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ditio
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ere
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afe
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gnif
ican
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lin
vest
men
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ithin
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ake
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ects
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how
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embe
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like
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mes
ten
year
sfr
omno
w.
As
are
sult,
aTo
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toA
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ascr
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dis
liste
das
follo
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ownt
own
and
com
mun
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vita
lizat
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proj
ect,
incl
udin
gsi
gnag
e,ap
pear
ance
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velo
ping
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lake
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ingi
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ela
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ont;
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recr
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mm
unity
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ga
pool
and
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ehal
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aco
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mus
eum
and
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ry;
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ails
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kers
and
bike
rs,
self
—gu
ided
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king
path
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c.;
'
J
4)D
evel
opa
Com
mun
ityPl
an,
whi
chw
ould
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ude
bran
ding
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emes
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ent,
busi
ness
plan
s,ec
onom
icdi
vers
ific
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net
c.;
5)M
arke
tFo
rtSt
.Ja
mes
toth
eou
tsid
ew
orld
;6)
Upg
rade
the
ski
hill
such
assn
owm
akin
gan
da
chai
rlif
t;7)
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reat
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coor
dina
tor
toas
sist
with
the
inte
grat
ion/
deve
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ent
ofal
lco
mm
unity
serv
ice,
even
ts,
etc.
;8)
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ance
ded
ucat
ion
oppo
rtun
ities
;9)
Attr
act
anot
her
rest
aura
ntan
dho
tel;
10)E
co—
tour
ism
/tour
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prom
otio
nin
gene
ral.
The
com
mun
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sion
defi
ned
byth
ese
prio
ritie
san
dre
info
rced
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egu
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nect
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rict
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amesO
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No.
M87
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77
7
Page13
3.2
Gui
ding
Prin
cipl
es
The
deve
lopm
ent
ofth
eD
istr
ict
ofFo
rtSt
.Ja
mes
Off
icia
lC
omm
unity
Plan
isba
sed
upon
the
fund
amen
tal
prin
cipl
esof
land
use
plan
ning
incl
udin
gth
epr
otec
tion
ofna
tura
len
viro
nmen
tal
feat
ures
,in
crea
sing
econ
omic
oppo
rtun
ities
for
resi
dent
san
den
hanc
ing
the
qual
ityof
life
for
resi
dent
sof
the
Dis
tric
t of
Fort
St.
Jam
es.
The
prin
cipl
esse
rve
asth
eba
sis
for
the
iden
tific
atio
nof
seve
ral
obje
ctiv
esof
this
Plan
,in
clud
ing
utili
zing
publ
icin
fras
truc
ture
ina
cost
-eff
icie
ntm
anne
r.
Inad
ditio
n,th
eD
istr
ict
ofFo
rtSt
.Ja
mes
isco
mm
itted
toco
mm
unic
atin
gan
dw
orki
ngw
ithth
ene
ighb
ouri
ngN
ak’a
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unity
imm
edia
tely
sout
hof
the
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tric
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heN
ak’a
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dis
apo
sitiv
epa
rtof
the
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St.
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esco
mm
unity
,an
dth
ere
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man
yop
port
uniti
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rtne
rshi
psbe
twee
nth
etw
oco
mm
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asse
rvic
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infr
astr
uctu
re,
educ
atio
n,so
cial
supp
ort
serv
ices
,co
mm
unity
prid
e,an
dso
on.
The
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tric
tof
Fort
St.
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esO
CP
supp
orts
colla
bora
tion
betw
een
the
two
leve
lsof
gove
rnm
ent.
-r
Gro
wth
Man
agem
ent
isan
esse
ntia
lco
mpo
nent
ofa
wel
lpl
anne
dco
mm
unity
asit
enab
les
aco
mm
unity
todi
rect
grow
thin
am
anne
rth
at:
prot
ects
qual
ityof
life;
prot
ects
envi
ronm
enta
llyse
nsiti
vear
eas;
and
utili
zes
reso
urce
san
din
fras
truc
ture
effi
cien
tly.
With
inth
eD
istr
ict
ofFo
rtSt
.Ja
mes
,th
epr
inci
ple
ofD
istr
ict
ofFo
rtSt
. Jam
esO
ffic
ial
Com
mun
ityPl
anB
ylaw
No.
872,
2010
Page
14
grow
thm
anag
emen
tis
achi
eved
byth
ede
linea
tion
ofan
Urb
anC
onta
inm
ent
Bou
ndar
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istin
gin
fras
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ture
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ede
sign
atio
nof
spec
ific
indu
stri
alar
eas,
com
mer
cial
and
tour
ism
area
san
dpo
licie
sai
med
atec
onom
icdi
vers
ific
atio
nan
din
vest
men
top
port
uniti
esas
wel
las
ast
rong
envi
ronm
enta
lpr
otec
tion
focu
s.T
hequ
ality
oflif
e,en
viro
nmen
tal
and
econ
omic
obje
ctiv
esou
tline
din
the
follo
win
gst
rate
gyar
eke
yco
mpo
nent
sof
the
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tric
tof
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St.
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esG
row
thM
anag
emen
tSt
rate
gy.
3.4Q
ualit
yof
Lif
eO
bjec
tives
Qua
lity
oflif
ere
fers
toa
feel
ing
ofw
ell-
bein
g,fu
lfill
men
t,or
satis
fact
ion
resu
lting
from
fact
ors
exte
rnal
toth
ein
divi
dual
livin
gw
ithin
the
com
mun
ity.
For
exam
ple,
qual
ityof
life
can
incl
ude
econ
omic
,so
cial
,ar
tistic
,cu
ltura
l,he
alth
,ps
ycho
logi
cal,
attit
udin
alan
den
viro
nmen
tal
wel
l-be
ing.
The
follo
win
glis
tre
pres
ents
the
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tric
tof
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St.
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esQ
ualit
yof
Lif
eO
bjec
tives
take
nfr
omid
eas
expr
esse
dby
the
Dis
tric
t Cou
ncil,
loca
lst
akeh
olde
rsan
dth
epu
blic
:
a)To
reco
gniz
eth
ene
edfo
ra
vari
ety
ofho
usin
gch
oice
sto
mee
tth
ene
eds
ofar
eare
side
nts;
4
v
b)To
wor
kw
ithFi
rst
Nat
ions
and
othe
rgo
vern
men
ts,
and
the
publ
icto
min
imiz
ela
ndus
eco
nflic
tsby
plan
ning
for
com
patib
lead
jace
ntus
esw
hich
resp
ect
the
use
and
scal
eof
thei
rsu
rrou
ndin
gs;
c)To
enga
geci
tizen
sto
part
icip
ate
inco
mm
unity
life
and
deci
sion
-mak
ing;
d)To
dire
ctse
ttlem
ent
toar
eas
free
ofge
otec
hnic
alha
zard
san
dex
trem
efi
reha
zard
area
sun
less
miti
gatio
nm
easu
res
redu
ceri
skto
acce
ptab
lele
vels
.A
ccep
tabl
ele
vels
can
beco
nsid
ered
the
abse
nce
orpr
esen
ceof
age
otec
hnic
alor
fire
haza
rdw
here
inph
ysic
al,
soci
alan
dec
onom
icim
plic
atio
nsar
ede
emed
tobe
suff
icie
ntly
low
cons
eque
nce;
e)To
cons
erve
and
prot
ect
natu
ral
envi
ronm
enta
lfe
atur
esan
dsp
ecia
lpl
aces
inth
eco
mm
unity
;
f)To
seek
toen
hanc
evi
ewsc
apes
and o
pen
spac
e;
peop
lean
dm
ore
reas
ons
for
seni
ors
tore
mai
nliv
ing
inth
eco
mm
unity
;h)
Toen
cour
aget
hepr
otec
tion
and
pres
erva
tion
ofth
ehi
stor
ical
char
acte
rof
the
Plan
area
;_
i)To
enco
urag
eco
mm
unity
infr
astr
uctu
resu
chas
asw
imm
ing
pool
,an
arts
cent
re,
ask
ateb
oard
park
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dse
vera
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unity
even
ts;
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tric
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ames
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ce;
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ovid
esu
stai
nabl
ean
dpr
ospe
rous
empl
oym
ent
for
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dent
sliv
ing
and
wor
king
inFo
rtSt
.Ja
mes
;
Toha
vea
mix
ofbu
sine
sses
inth
eco
mm
erci
alco
reth
atar
eat
trac
tive
and
wel
com
ing.
PAR
TB
Lan
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seD
esig
natio
ns
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tric
tof
Fort
St.‘ J
ames
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icia
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Byl
awN
o.87
2,20
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ge17
The
Nat
ural
Env
iron
men
t
4.1
Bac
kgro
und
Nat
ural
area
sar
eim
port
ant
tore
side
nts
and
have
adi
rect
impa
cton
the
qual
ityof
life
for
resi
dent
sin
the
Dis
tric
tof
Fort
St.
Jam
es.
The
rear
esi
gnif
ican
tna
tura
lfe
atur
esw
ithin
this
com
mun
ity,
incl
udin
gSt
uart
Lak
ean
dN
ahou
nii
Cre
ekth
atne
edto
beco
nsid
ered
for
prot
ectio
nan
dco
nser
vatio
ndu
ring
futu
rede
velo
pmen
t.In
addi
tion,
the
natu
ral
envi
ronm
ent
cont
ribu
tes
sign
ific
antly
toth
equ
ality
oflif
efo
rre
side
nts
and
visi
tors
ofFo
rtSt
.Ja
mes
beca
use
ofth
ena
tura
lbe
auty
and
unsp
oile
dla
ndsc
ape.
Prot
ectio
nof
the
natu
ral
envi
ronm
enta
lfe
atur
esof
the
com
mun
ityis
anin
here
ntva
lue
and
asse
tfo
rev
eryo
ne.
The
purp
ose
ofth
epo
licie
sco
ntai
ned
with
inth
eN
atur
alEnv
iron
men
tSe
ctio
nis
‘
togu
ide
deci
sion
-mak
ers
inth
epr
otec
tion
ofth
ena
tura
len
viro
nmen
tan
dpr
ovid
ing
long
-ter
mst
ewar
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pof
the
impo
rtan
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tura
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atur
esin
the
Dis
tric
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hedu
leD
ofth
isPl
anid
entif
ies
the
Env
iron
men
tally
Sens
itive
Are
assu
chas
the
Stua
rtL
ake
lake
shor
ean
dN
ahou
nii
Cre
ek.
Inad
ditio
n,th
eO
CP
has
desi
gnat
ions
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otec
tgr
eenb
elts
and
haza
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sar
eas
from
inap
prop
riat
ede
velo
pmen
t.G
reen
belts
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ude
area
sth
atar
ede
emed
tobe
unsu
itabl
efo
rde
velo
pmen
tdu
eto
envi
ronm
enta
lco
nsid
erat
ions
,su
chas
;st
eep
slop
esor
sens
itive
habi
tat.
Gre
enbe
ltsca
nbe
utili
zed
for
recr
eatio
nal
purp
oses
,bu
tus
eof
thes
ear
eas
shou
ldbe
limite
dto
trai
lde
velo
pmen
tan
dvi
ewsc
ape
rest
ing
area
s.H
azar
dous
land
sin
clud
esth
ose
land
sw
hich
,on
the
basi
sof
slop
e,so
ilco
nditi
ons,
orfl
ood
haza
rdpo
tent
ial
may
not
ordi
nari
lybe
used
for
any
build
ing
orde
velo
pmen
t.K
now
nha
zard
ous
land
sw
ithin
the
Dis
tric
tof
Fort
St.
Jam
esco
nditi
ons
have
been
desi
gnat
edas
Gre
enbe
ltin
the
Off
icia
lC
omm
unity
Plan
inor
der
tode
ter
deve
lopm
ent
and
prot
ect
the
natu
ral
envi
ronm
enta
lfe
atur
esof
the
area
and
thos
ear
eas
loca
ted
inth
efl
oodp
lain
are
prot
ecte
dby
Env
iron
men
tal
Dev
elop
men
tPe
rmit
Are
as.
-
One
met
hod
toba
lanc
ede
velo
pmen
tw
ithth
epr
otec
tion
ofim
port
ant
natu
ral
envi
ronm
enta
lfe
atur
esin
Fort
St.
Jam
es,
such
asSt
uart
Lak
e,is
the
esta
blis
hmen
tof
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men
tal
Dev
elop
men
tPe
rmit
Are
asw
ithin
the
Dis
tric
t.W
hen
land
isde
sign
ated
asa
Dev
elop
men
tPe
rmit
Are
a,no
land
with
inth
ede
sign
ated
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shal
lbe
subd
ivid
edno
rco
nstr
uctio
nof
,ad
ditio
nto
oral
tera
tion a
cond
ition
that
spec
ifie
sw
hen
aD
evel
opm
ent
Perm
itw
ould
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quir
ed.
Lan
dw
ithin
the
Env
iron
men
tal
Dev
elop
men
tPe
rmit
Are
asw
illha
vepr
otec
tion
prio
rity
that
isin
acco
rdan
ceto
the
com
mun
ity’s
envi
ronm
enta
lan
dqu
ality
oflif
evi
sion
.T
hepr
otec
tion
ofai
rqu
ality
isal
soan
envi
ronm
enta
lco
nsid
erat
ion.
The
rear
em
any
fact
ors
that
can
affe
ctai
rqu
ality
with
inth
eD
istr
icti
nclu
des
(i)
road
dust
;(i
i)of
Tlo
rtSt. Ja
mes
No.
872,
Page
13
maj
orin
dust
ries
;(i
ii)op
enbu
rnin
gfr
omla
ndcl
eari
ng;
(iv)
resi
dent
ial
woo
dbu
rnin
gst
oves
;(v
)re
side
ntia
lya
rdw
aste
burn
ing;
and,
(vi)
vehi
cle
exha
ust.
Fort
unat
ely,
the
maj
orin
dust
ries
are
loca
ted
ona
plat
eau
nort
heas
tof
the
Urb
anC
onta
inm
ent
Bou
ndar
y.It
isim
port
ant
toen
cour
age
non-
pollu
ting
activ
ities
with
inth
eco
mm
unity
inor
der
tom
aint
ain
heal
thy
air
qual
ityin
the
com
mun
ity.
Polic
ies
inth
eO
ffic
ial
Com
mun
ityPl
anca
nhe
lpre
duce
emis
sion
sby
the
appr
opri
ate
sitin
gof
indu
stri
alla
nd,
scre
enin
gre
quir
emen
ts,
and
deve
lopm
ent
stan
dard
sfo
rne
win
dust
rial
deve
lopm
ents
.
Clim
ate
chan
geis
also
anen
viro
nmen
tal
cons
trai
ntfa
cing
com
mun
ities
thro
ugho
utB
ritis
hC
olum
bia.
The
Dis
tric
tof
Fort
St.
Jam
esis
asi
gnat
ory
toth
eB
CC
limat
eA
ctio
nC
hart
erfo
rco
mm
uniti
esco
mm
itted
tore
duci
ngth
eir
gree
nho
use
gas
emis
sion
s.Si
gnat
ory
Loc
alG
over
nmen
tsco
mm
itto
deve
lopi
ngst
rate
gies
and
taki
ngac
tions
inor
der
toac
hiev
eth
ree
goal
s:be
com
ing
carb
onne
utra
lin
resp
ect
toth
eir
oper
atio
nsby
2012
;m
easu
ring
and
repo
rtin
gth
eir
com
mun
ity’s
GH
Gem
issi
ons
prof
ile;
and
crea
ting
com
plet
e,co
mpa
ct,
and
mor
een
ergy
effi
cien
tru
ral
and
urba
nco
mm
uniti
es.
‘The
Dis
tric
tis
com
mitt
edto
redu
cing
gree
nho
use
gas
emis
sion
san
d,th
roug
hth
eB
CC
limat
eA
ctio
nC
hart
er,
isab
leto
appl
yfo
rgr
ants
toof
fset
thei
rca
rbon
tax
cost
s.
Dis
tric
tof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,-2
-010
Page
19
4.2
Obj
ectiv
es
3) b)
Itis
the
obje
ctiv
eof
Cou
ncil
tore
cogn
ize
the
impo
rtan
ceof
the
shor
elin
eri
pari
anar
eafo
rsu
chpu
rpos
esas
tore
duce
shor
elin
eer
osio
n,to
filte
rco
ntam
inan
tsfr
omen
teri
nga
wat
erbo
dy,
tofu
nctio
nas
habi
tat,
and
topr
ovid
esh
adin
gan
dpr
otec
tion
for
fish
stoc
ks;
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
heav
yan
din
term
edia
tein
dust
rial
land
uses
inth
eno
rthe
ast
ofth
eD
istr
ict
and
away
from
the
Urb
anC
onta
inm
ent
Bou
ndar
y.
Itis
the
obje
ctiv
eof
Cou
ncil
topr
eser
veop
ensp
aces
,na
tura
lbe
auty
,an
den
viro
nmen
tally
sens
itive
area
s.
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
desi
gnth
aten
able
spu
blic
acce
ssto
Stua
rtL
ake;
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
all
new
build
ings
with
inth
eC
omm
erci
alC
ore
tobe
cert
ifie
dun
der
Lea
ders
hip
inE
nerg
yan
dE
nvir
onm
enta
lD
esig
n(L
EE
D);
Itis
the
obje
ctiv
eof
Cou
ncil
todi
scou
rage
deve
lopm
ent
atlo
catio
nsth
atar
esu
bjec
tto
stee
psl
opes
,ha
zard
ous
land
s,or
floo
ding
.
4.3
Polic
ies
3)
Dis
tric
tof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10
Itis
the
polic
yof
Cou
ncil
tore
cogn
ize
the
desi
gnat
edla
nds
as“G
reen
belt”
onSc
hedu
les
Ban
dC
.T
hese
land
ssh
ould
rem
ain
larg
ely
inth
eir
natu
ral
cond
ition
beca
use
they
are
loca
ted
onfl
oodp
lain
area
s,on
stee
psl
opes
,in
ravi
nes,
dire
ctly
adja
cent
tocr
eeks
and
rive
rsan
dar
eco
nsid
ered
tobe
Env
iron
men
tally
Sens
itive
Are
as(E
SA).
Acc
ordi
ngto
Env
iron
men
tal
Bes
tM
anag
emen
tPr
actic
esfo
rU
rban
and
Rur
alL
and
Dev
elop
men
t(M
OE
,20
04),
anE
SAis
defi
ned
as:
“any
parc
elof
land
that
alre
ady
has,
orw
ithre
med
ial
actio
nco
uld
achi
eve
desi
rabl
een
viro
nmen
tal
attr
ibut
es.
The
seat
trib
utes
cont
ribu
teto
the
rete
ntio
nan
d/or
crea
tion
ofso
ilvi
taec
olog
ical
func
tions
.E
SA’s
rang
ein
size
from
smal
lpa
tche
sto
exte
nsiv
ela
ndsc
ape
feat
ures
.T
hey
can
incl
ude
rare
orco
mm
onha
bita
ts,
plan
tsan
dan
imal
s.”
Acc
ordi
ngto
best
man
agem
ent
prac
tices
for
land
deve
lopm
ent,
ESA
’ssh
ould
bepr
otec
ted
from
adve
rse
impa
cts
rela
ted
tode
velo
pmen
t;
b)it
isth
epo
licy
ofC
ounc
ilto
ackn
owle
dge
that
the
type
sof
perm
itted
uses
.d)
with
inth
eG
reen
belt
desi
gnat
ion
area
sca
nin
clud
etr
ails
,in
terp
retiv
efa
cilit
ies,
habi
tat
prot
ectio
nan
dre
stor
atio
n,ha
bita
ten
hanc
emen
t,di
kes
and
eros
ion
cont
rol
wor
ks,
fenc
ing,
sign
age
and
othe
rus
esth
atdo
not
resu
ltin
unac
cept
able
degr
adat
ion
ofth
ena
tura
len
viro
nmen
tw
ithin
the
area
;
Itis
the
polic
yof
Cou
ncil
tout
ilize
prof
essi
onal
advi
ce,
eith
erth
roug
hth
eM
inis
try
ofE
nvir
onm
ent
‘or
thro
ugh
qual
ifie
dpr
ivat
epr
ofes
sion
als,
inde
term
inin
gth
eex
act
boun
dari
esof
ripa
rian
area
s;
itis
the
polic
yof
Cou
ncil
topr
ovid
ecl
ear
sign
age
todi
scou
rage
inap
prop
riat
eus
eof
sign
ific
ant
natu
ral
area
s(i
.e.
dum
ping
ofga
rbag
e,al
l-.
terr
ain
vehi
cleu
se,
etc.
);
9) h)
Dis
tric
tof
Fort
St.’Ja
mes
Off
icia
lC
orrf
rnun
ityPl
anB
ylaw
No:8
72,5
(V)1
0
itis
the
polic
yof
Cou
ncil
toen
cour
age
deve
lope
rsto
utili
zeth
eL
and
Dev
elop
men
tG
uide
lines
for
the
Prot
ectio
nof
Aqu
atic
Hab
itat
thro
ugho
utth
eco
nstr
uctio
npr
oces
sto
cont
rol
eros
ion
and
pres
erve
the
ripa
rian
area
sne
arst
ream
s,w
ater
bodi
esan
dw
etla
nds;
itis
the
polic
yof
Cou
ncil
toco
nsid
erC
ompr
ehen
sive
Dev
elop
men
tZ
ones
whe
reth
eex
istin
gZ
onin
gB
ylaw
does
not
prov
ide
the
flex
ibili
tyne
eded
tore
spon
dap
prop
riat
ely
toin
divi
dual
site
cons
trai
nts;
Itis
the
polic
yof
Cou
ncil
toco
nsid
ercr
eatin
ga
Clu
ster
Zon
eto
faci
litat
eth
ede
velo
pmen
tof
appr
opri
ate
port
ions
ofa
site
inex
chan
gefo
rpr
otec
tion
ofse
nsiti
vear
eas
onsi
te;
Itis
the
polic
yof
Cou
ncil
tow
ork
with
the
Reg
iona
lD
istr
ict
ofB
ulkl
ey—
Nec
hako
toim
prov
eth
eai
rqu
ality
,pr
omot
een
viro
nmen
tal
prot
ectio
n,ad
dres
sge
otec
hnic
alis
sues
,an
dpr
even
tfi
res;
Itis
the
polic
yof
Cou
ncil
tow
ork
with
the
Dep
artm
ent
ofFi
sher
ies
and
Oce
ans
Can
ada
(DFO
)to
ensu
reth
eap
prop
riat
een
viro
nmen
tal
setb
ack
stan
dard
sar
eim
plem
ente
dfo
rde
velo
pmen
tne
arid
entif
ied
wat
erco
urse
sw
ithin
the
Dis
tric
t of
Fort
St.
Jam
es.
Cou
ncil
here
byde
sign
ates
the
ripa
rian
area
imm
edia
tely
adja
cent
toth
ena
tura
lbo
unda
ryof
wat
erbo
dies
,in
clud
ing
Stua
rtL
ake
and
Nah
ounl
iC
reek
,ar
ede
sign
ated
asE
nvir
onm
enta
lD
evel
opm
ent
Perm
itA
reas
asill
ustr
ated
onSc
hedu
leD
.T
hese
area
sw
illge
nera
llyre
mai
nfr
eeof
deve
lopm
ent
and
inth
eir
natu
ral
cond
ition
exce
ptfo
rfe
ncin
g,tr
ails
,an
dw
orks
orpl
antin
gsto
cont
rol
eros
ion,
prot
ect
bank
s,pr
otec
tfi
sher
ies
orot
herw
ise
pres
erve
and
enha
nce
the
Page
21
natu
ral
wat
erco
urse
.T
heex
act
boun
dary
will
bese
tou
tin
the
deve
lopm
ent
perm
itba
sed
onth
ear
eare
quir
edto
pres
erve
the
stre
amsi
deha
bita
tan
dth
eex
istin
gco
nditi
onof
the
stre
amsi
dear
ea.
Prot
ectiv
em
easu
res
are
esse
ntia
lif
such
area
sar
eto
bepr
eser
ved.
The
Dep
artm
ent
ofFi
sher
ies
and
Oce
ans
ofC
anad
a(D
FO)
have
stan
dard
sfo
rde
velo
pmen
tne
arid
entif
ied
wat
erco
urse
s.T
hese
tbac
ksar
e:
Tabl
e6
-D
epar
tmen
tof
Fish
erie
san
dO
cean
sSe
tbac
kSt
anda
rds
Non
-fis
hB
eari
ng(B
lue)
Wat
erco
urse
s15
mfr
omTo
pof
Ban
k
Fish
—be
arin
g(R
ed)
Wat
erco
urse
s:
Low
dens
ityre
side
ntia
l dev
elop
men
ts(l
ess
than
oreq
ualt
o7
gros
sun
its_
15m
from
Top
ofB
ank
per
aci
e)L
owde
nsity
resi
dent
ial h
ousi
ngde
velo
pmen
ts(L
ess
than
oreq
ual t
o7
gros
sun
itspe
rac
re)
orop
ensp
ace
park
deve
lopm
ents
onth
eFr
aser
or30
mfr
omTo
pof
Ban
kN
echa
koR
iver
sH
igh
dens
ityre
side
ntia
l dev
elop
men
ts(g
reat
erth
at7
units
per
acre
gros
s)30
mfr
omTo
pof
Ban
k
Indu
stri
al,i
nstit
utio
nal, c
omm
erci
alde
velo
pmen
ts30
mfr
omTo
pof
Ban
kA
nyde
velo
pmen
tsad
jace
ntto
bank
sof
the
Nec
hako
orFr
aser
Riv
erin
area
sw
hich
are
not
fully
tree
d,an
dar
esh
owin
gsi
gns
ofac
tive
slum
ping
50m
from
Top
ofB
ank
orer
osio
n(t
obe
dete
rmin
edby
anap
prop
riat
ely q
uali?
edpr
ofes
sion
al)
All
new
trai
ls15
mfr
omTo
pof
Ban
k
All
new
build
ings
orex
pans
ion
ofex
istin
gbu
ildin
gsw
ithin
the
desi
gnat
edE
nvir
onm
enta
lD
evel
opm
ent
Perm
itA
rea
shal
lbe
requ
ired
toap
ply
for
aD
evel
opm
ent
Perm
it.D
evel
opm
ent
perm
itsis
sued
inth
isar
eash
all
bein
acco
rdan
cew
ithth
efo
llow
ing
guid
elin
es:
1)L
eave
stri
ps,
whi
char
ear
eas
ofla
ndan
dve
geta
tion
adja
cent
tow
ater
cour
ses,
shal
lbe
mai
ntai
ned
topr
otec
tfi
shan
dw
ildlif
eha
bita
t;
2)L
esse
ror
grea
ter
leav
est
rips
shal
lbe
cons
ider
edw
here
the
size
isde
term
ined
onth
eba
sis
ofan
asse
ssm
ent
repo
rtpr
ovid
edby
aqu
alif
ied
prof
essi
onal
inre
spec
tof
ade
velo
pmen
tpr
opos
al;
3)C
onst
ruct
ion
ofbu
ildin
gsan
dst
ruct
ures
shou
ldav
oid
the
floo
dpla
in;
nega
tivel
yaf
fect
any
wet
land
,po
ndor
wat
erco
urse
;5)
The
setb
ack
ofbu
ildin
gsal
ong
wat
erco
urse
sar
eto
follo
wth
ege
nera
lst
anda
rds
iden
tifie
din
the
Stre
amsi
dePr
otec
tion
Reg
ulat
ion;
6)Pr
otec
tion
mea
sure
s,in
clud
ing
the
inst
alla
tion
ofa
fenc
ein
anag
ricu
ltura
l,co
mm
erci
al,
indu
stri
al,
inst
itutio
nal
and
mul
tiple
-fam
ilyre
side
ntia
lar
eas,
ofFo
rtSt
.Ja
mes
Cio
mm
unity
Plan
Byl
aw No. 8
72:
2l)1
0‘P
age 22
and
the
plan
ting
orre
tent
ion
ofve
geta
tion
and
tree
s,m
aybe
requ
ired
topr
eser
ve,
prot
ect,
rest
ore,
oren
hanc
eri
pari
anpr
otec
tion
deve
lopm
ent
perm
itar
eas,
cont
rol
drai
nage
,or
cont
rol
eros
ion
orpr
otec
tba
nks.
Dis
tric
tof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge23
Res
iden
tial
Lan
dU
se
5.1
Bac
kgro
und
The
smal
lto
wn
char
acte
r‘o
fFo
rtSt
.Ja
mes
isre
flec
ted
inth
ere
side
ntia
lne
ighb
ourh
oods
with
inth
eD
istr
ictt
hat
surr
ound
the
dow
ntow
nC
omm
erci
alC
ore.
The
clos
epr
oxim
ityof
the
neig
hbou
rhoo
dsto
the
Com
mer
cial
Cor
een
hanc
esth
ew
alka
bilit
ybe
twee
nth
edi
ffer
ent
part
sof
thec
omm
unity
.In
addi
tion,
the
neig
hbou
rhoo
dsha
veex
celle
ntac
cess
topa
rks
and
recr
eatio
nal
uses
.T
hene
ighb
ourh
ood
surr
ound
ing
Dog
woo
dan
dB
irch
Stre
et,
for
exam
ple,
cont
ains
ace
ntre
dsc
hool
and
fiel
dth
atar
ew
ithin
easy
wal
king
dist
ance
for
resi
dent
sin
that
area
.
The
Hea
thm
ont
neig
hbou
rhoo
d,lo
cate
dno
rth
ofE
lmSt
reet
Wes
tan
dea
stof
Hig
hway
27N
orth
,is
whe
reth
eco
ncen
trat
ion
ofm
ost
new
hom
eco
nstr
uctio
nis
occu
rrin
g.A
djac
ent
toth
eH
eath
mon
tN
eigh
bour
hood
wes
tof
the
Mac
kenz
ieH
ighw
ayis
also
know
nas
the
Mis
sion
Lan
dsan
dis
outs
ide
ofth
eU
rban
Con
tain
men
tB
ound
ary.
The
prop
erty
isow
ned
byR
anch
ery
Hol
ding
s(N
ak’a
zdli
Ban
d)an
dis
curr
ently
inth
epr
oces
sof
havi
ngth
epr
oper
tym
ade
into
Indi
anR
eser
ve.
itis
the
inte
ntio
nof
the
Nak
’azd
liB
and
that
the
Mis
sion
Lan
dsbe
plan
ned
toac
hiev
ela
ndus
eha
rmon
yw
ithsu
rrou
ndin
gla
ndus
es.
The
rear
edi
ffer
ent
type
sof
resi
dent
ial
desi
gnat
ions
with
inth
eco
mm
unity
inor
der
topr
ovid
ea
vari
ety
ofho
usin
gty
pes
for
resi
dent
sat
diff
eren
tst
ages
ofth
eir
lives
asw
ell
asa
rang
eof
lifes
tyle
s.T
heR
ural
Res
iden
tial
desi
gnat
ion
incl
udes
unse
rvic
ed,
larg
elo
tsth
atpr
ovid
ean
optio
nfo
rth
ose
seek
ing
aru
ral
lifes
tyle
.R
esid
entia
lar
eas
that
are
defi
ned
asur
ban
can
beei
ther
Sing
leFa
mily
Res
iden
tial
orM
ultip
leFa
mily
Res
iden
tial.
The
urba
nde
sign
atio
nal
low
sfo
rfu
llyse
rvic
edre
side
ntia
lho
usin
gra
ngin
gfr
omth
ele
ast
dens
eSi
ngle
Fam
ilyop
tion
toth
ehi
ghes
tde
nsity
of3
stor
eyap
artm
ents
.T
heco
mbi
natio
nof
rura
l,si
ngle
fam
ilyan
dm
ultip
lefa
mily
hous
ing
optio
nsis
key
for
prov
idin
ga
vari
ety
ofho
usin
gty
pes
for
resi
dent
sin
Fort
St.
Jam
es.
The
exis
ting
hous
ing
type
sin
Fort
St.
Jam
esar
epr
edom
inat
ely
deta
ched
Sing
leFa
mily
Res
iden
tial.
The
rear
eso
me
mul
ti—fa
mily
dwel
lings
inth
efo
rms
ofap
artm
ents
and
tow
nhou
ses
that
prov
ide
the
Dis
tric
tw
ithaf
ford
able
hous
ing
Res
iden
tial
incl
udin
ga
new
seni
ors
hous
ing
com
plex
.T
hese
type
sof
resi
dent
ial
deve
lopm
ents
inFo
rtSt
.Ja
mes
are
impo
rtan
tin
orde
rto
acco
mm
odat
eth
ech
angi
ngde
mog
raph
ics
ofth
ere
gion
.Fo
rex
ampl
e,“m
obile
seni
ors”
,th
ose
resi
dent
sw
how
ish
toliv
ecl
oser
toth
eto
wn
cent
reor
nolo
nger
requ
ire
ala
rge
hom
ebu
tdo
not
nece
ssar
ilyre
quir
eas
sist
edliv
ing,
have
incr
ease
dth
ede
man
dfo
rst
rata
deve
lopm
ent
and
ranc
her
styl
eho
mes
.C
istr
ict
ofFo
rtSt. J
amesO
ffic
ial
Com
mun
ityPl
anrg
ylawNo.
872,
5010R
Page
A24
The
Dis
tric
tof
Fort
St.
Jam
esha
sth
eop
port
unity
topr
ovid
ea
vari
ety
oflo
t siz
esin
the
com
mun
ityth
atre
flec
tth
eva
riou
slif
esty
les
oflo
cal
resi
dent
s.T
hede
nsity
obje
ctiv
esth
atar
eou
tline
din
Tabl
e7
—H
ousi
ngD
ensi
ties
belo
wpr
ovid
efo
ra
rang
eof
rura
lan
dur
ban
lot
size
s.W
ithin
the
rura
lde
sign
atio
n,cl
uste
ring
ofho
mes
ispe
rmitt
edin
orde
rto
reta
inE
nvir
onm
enta
llySe
nsiti
veA
reas
and
open
spac
espr
ovid
edth
eov
eral
lde
nsity
obje
ctiv
eis
not
surp
asse
d.
Tabl
e7
-H
ousi
ngD
ensi
ties
Res
iden
tial M
airi
niumDen
sityor
Ove
rall
Inte
ntD
esig
natio
nM
inim
umL
otSi
ze
Are
asto
bem
aint
aine
din
reso
urce
use
such
asfo
rest
ryan
dag
ricu
lture
, as
wel
las
natu
ral
open
spac
es1
lot p
er20
hect
ares
Rur
alH
oldi
ngs
Rur
alA
isa
low
dens
ityru
ral r
esid
entia
lde
velo
pmen
t,in
clud
ing
hobb
yfa
rms.
Rur
alA
—
Lar
geR
ural
Res
iden
tial
1lo
t per
10he
ctar
es
Rur
alB
isa
mod
erat
ede
nsity
rura
lre
side
ntia
lde
velo
pmen
t.R
ural
B—
—Sm
all
Rur
alR
esid
entia
l1
lot p
er2
hect
ares
Rur
alC
re?e
cts
thos
ear
eas
with
inth
eD
istr
ict w
here
area
sof
smal
ler
rura
lres
iden
tial
lots
alre
ady
exis
t.R
ural
C—
Exi
stin
gR
ural
Res
iden
tial
1lo
t per
1300
m2
Max
65un
itspe
rhe
ctar
eW
ithin
Urb
anC
onta
inm
ent
Bou
ndar
yto
prov
ide
am
ixof
75%
sing
le—
deta
ched
hom
esan
d25
%M
ulti-
Fam
ilyH
omes
New
neig
hbou
rhoo
dde
velo
pmen
tsw
ithin
the
Dis
tric
tth
atar
ede
sign
ated
asU
rban
—R
esid
entia
lw
illbe
enco
urag
edto
have
anov
eral
lho
usin
gra
tioof
75%
sing
lefa
mily
dwel
lings
and
25%
mul
tiple
dwel
lings
,w
itha
max
imum
of65
dwel
ling
units
per
hect
are.
The
sene
ighb
ourh
oods
will
bepr
edom
inan
tlysi
ngle
-de
tach
edho
mes
with
dupl
exes
loca
ted
ona
scat
tere
dsi
teba
sis.
Low
—ri
seap
artm
ents
shal
lbe
loca
ted
adja
cent
tom
ajor
road
san
dcl
ose
topa
rks
and
scho
ols.
Inor
der
toac
hiev
ean
attr
activ
ene
ighb
ourh
ood,
itis
enco
urag
edth
atth
e2
units
ofa
dupl
exho
me
dono
tm
irro
r—im
agee
ach
othe
r.
Com
mun
ityPl
anar
ein
tend
edto
prov
ide
ava
riet
yof
hous
ing
form
sfo
ral
lco
mm
unity
mem
bers
whi
lere
spec
ting
neig
hbou
rhoo
dan
dsm
all
tow
nch
arac
ter
ofFo
rtSt
.Ja
mes
.D
istr
ict
ofFb
rtst.lj
$riié
s Dff
ieia
lC
omm
unity
Plan
Byl
aw16;
.872,
2610
5
rage2
5
5.2
Obj
ectiv
es
3) b) 9) h)
Dis
tric
tof
Fort
St.Ja
rnes
rbitf
icia
lC
omnt
unityI;la
1t Byl
aw87
2, 201
0
Itis
the
obje
ctiv
eof
Cou
ncil
todi
rect
futu
rere
side
ntia
lde
velo
pmen
tin
such
am
anne
ras
tofu
llyut
ilize
exis
ting
mun
icip
alse
rvic
espr
ior
toin
itiat
ing
serv
ice
exte
nsio
ns;
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
the
infi
lling
ofva
cant
lots
with
inex
istin
gre
side
ntia
lsu
bdiv
isio
ns;
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
com
preh
ensi
vene
ighb
ourh
ood
plan
sin
orde
rto
ensu
reth
ede
velo
pmen
tof
wel
lpl
anne
dan
dsa
fere
side
ntia
lne
ighb
ourh
oods
;
itis
the
obje
ctiv
eof
Cou
ncil
tost
reng
then
pede
stri
anco
nnec
tivity
and
safe
tybe
twee
nne
ighb
ourh
oods
,sc
hool
s,an
dpl
aces
ofpu
blic
inte
rest
;
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
the
deve
lopm
ento
fse
cond
ary
suite
san
dre
ntal
acco
mm
odat
ions
with
inex
istin
gan
dfu
ture
urba
nre
side
ntia
lar
eas
and
mix
edus
ede
velo
pmen
tsw
ithin
the
dow
ntow
nco
mm
erci
alar
ea;
Itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
appr
opri
ate
and
affo
rdab
leac
com
mod
atio
nfo
rse
nior
s.T
heD
istr
ict
will
supp
ort
initi
ativ
esth
atw
illut
ilize
“agi
ngin
plac
epr
inci
ples
”,gr
adua
ted
care
faci
litie
san
dpr
inci
ples
that
supp
ort
rete
ntio
nof
fam
ilym
embe
rsof
all a
ges
with
inth
eco
mm
unity
;
itis
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
aw
ell
bala
nced
mix
ture
ofho
usin
gty
pes,
tenu
reop
tions
and
pric
esth
atw
illst
rive
tom
eet
the
acco
mm
odat
ion
need
sof
all
soci
o—ec
onom
icgr
oups
.C
ounc
ilw
illen
cour
age
initi
ativ
esto
supp
lyaf
ford
able
form
sof
acco
mm
odat
ion.
The
sein
itiat
ives
coul
din
clud
eth
eut
iliza
tion
ofpu
blic
/pri
vate
part
ners
hips
for
spec
ific
type
sof
hous
ing
such
assu
bsid
ized
hous
ing
oras
sist
edliv
ing.
Itis
the
obje
ctiv
eof
Cou
ncil
toun
dert
ake
are
view
ofth
eD
istr
ict’
ssu
bdiv
isio
nan
dde
velo
pmen
tse
rvic
ing
stan
dard
sin
orde
rto
expl
ore
the
5.3
Polic
ies
_
viii.
Dis
tric
itwof
Fort
St.Ja
mes
Off
icia
lC
omm
unity
Plan
Byl
awNo.
872,
2010
Itis
the
polic
yof
Cou
ncil
toco
ntai
nur
ban
deve
lopm
ent
and
mun
icip
alse
rvic
esto
the
Urb
anC
onta
inm
ent
Bou
ndar
y;
itis
the
polic
yof
Cou
ncil
that
the
futu
rere
side
ntia
lla
ndus
esof
the
Dis
tric
tsh
all
bede
velo
ped
and
stag
edin
am
anne
rth
atm
ost
effi
cien
tlyut
ilize
sex
istin
gin
fras
truc
ture
.
Itis
the
polic
yof
Cou
ncil
toco
oper
ate
with
the
Nak
’azd
liB
and
and
the
inte
grat
edL
and
Man
agem
ent
Bur
eau
(IL
MB
)in
orde
rto
acqu
ire
Cro
wn
land
and
enco
urag
eth
ede
velo
pmen
tof
serv
iced
resi
dent
ial
lots
with
the
obje
ctiv
eof
prov
idin
gre
ason
ably
pric
edbu
ildin
glo
ts;
itis
the
polic
yof
Cou
ncil
tore
quir
eco
mpr
ehen
sive
plan
ning
ofne
wre
side
ntia
lde
velo
pmen
t.C
ompr
ehen
sive
plan
ning
shou
ldin
clud
eth
eco
nsid
erat
ion
ofth
efo
llow
ing
whe
reap
plic
able
:
i)E
nvir
onm
enta
llySe
nsiti
veA
reas
(ESA
’s);
ii)L
ocal
and
Maj
orR
oads
;
iii) A
ppro
xim
ate
Lot
ting
Patte
rns;
iv)
Res
iden
tial
hous
ing
mix
and
dens
ities
,in
clud
ing
soci
alho
usin
g;
v)C
omm
erci
alla
ndal
loca
tion;
vi)
Publ
icus
esi
tes
incl
udin
gpa
rks
and
scho
ols;
and,
vii)
Tra
illin
kage
s.
Urb
anre
side
ntia
lla
nds
will
bese
rvic
edw
ithfu
llur
ban
serv
ices
inst
alle
dat
the
cost
ofth
ede
velo
per.
Rur
alR
esid
entia
lde
velo
pmen
tsm
aybe
serv
edby
priv
ate
wat
eran
dse
wer
serv
ices
,in
stal
led
atth
eco
stof
the
deve
lope
r,an
dm
eetin
gal
l mun
icip
alan
dpr
ovin
cial
regu
latio
nsan
dgu
idel
ines
.
Itis
the
polic
yof
Cou
ncil
toen
sure
side
wal
ksar
epr
ovid
edfo
ral
lne
wur
ban
resi
dent
ial
deve
lopm
ent.
Res
iden
tial
dwel
lings
;It
isth
epo
licy
ofC
ounc
ilto
prov
ide
limite
dut
ility
serv
ices
toR
ural
Res
iden
tial
area
sw
ithin
the
Dis
tric
t,an
dw
illno
tin
clud
eD
istr
ictw
ater
and
sew
er.
New
rura
lre
side
ntia
lsu
bdiv
isio
nsin
this
desi
gnat
ion
shal
l,be
Page
serv
iced
with
pave
dro
ads.
The
min
imum
lots
ize
shal
lbe
asin
dica
ted
onC
Tabl
e7;
ix.
Itis
the
polic
yof
Cou
ncil
that
the
Rur
alC
desi
gnat
ion
will
not
beex
pand
ed;
x.It
isth
epo
licy
ofC
ounc
ilto
supp
ort
Rur
alC
lust
erD
evel
opm
ent
unde
rth
eR
ural
Res
iden
tial
land
use
desi
gnat
ions
,in
orde
rto
pres
erve
view
scap
es,
recr
eatio
nal
feat
ures
orsp
ecia
len
viro
nmen
tal
char
acte
rist
ics;
xi.
Itis
the
polic
yof
Cou
ncil
that
inor
der
topr
ovid
eD
istr
ict
resi
dent
sw
ithac
cess
toa
wid
era
nge
ofl
hous
ing
oppo
rtun
ities
,th
eO
ffic
ial
Com
mun
ityPl
anha
sde
sign
ated
land
with
inth
eD
istr
ictb
ound
arie
sfo
ral
lre
side
ntia
lho
usin
gre
quir
emen
tssu
ffic
ient
tom
eet
the
antic
ipat
edho
usin
gne
eds
ofat
leas
tfi
ve(5
)ye
ars;
xii.
Itis
the
polic
yof
Cou
ncil
toal
low
for
are
side
ntia
lm
ixof
75%
Sing
leFa
mily
Res
iden
tial
and
25%
Mul
tiple
Fam
ilyR
esid
entia
lin
all
new
area
sde
sign
ated
asU
rban
;
xiii.
Itis
the
polic
yof
Cou
ncil
that
the
sitin
gcr
iteri
afo
rM
ultip
leFa
mily
dwel
ling
units
with
inth
eU
rban
desi
gnat
ion
shou
ldm
eet
one
orm
ore
ofth
efo
llow
ing:
a.W
ithin
orim
med
iate
lyad
jace
ntto
the
com
mer
cial
core
;
b.Im
med
iate
lyad
jace
ntto
maj
orpa
rks
orre
crea
tion
area
s;
c.im
med
iate
lyad
jace
ntto
mai
nro
ads;
d.Ta
kead
vant
age
ofun
ique
view
scap
esor
topo
grap
hica
lfe
atur
es;
and
e.A
part
men
tsan
dto
wnh
ouse
sw
illbe
cons
ider
edon
lyw
here
the
capa
city
ofth
em
unic
ipal
wat
eran
dse
wer
serv
ices
are
avai
labl
eto
mee
tth
ene
eds
ofsu
chde
velo
pmen
t;
xiv.
Itis
the
polic
yof
Cou
ncil
that
the
Dis
tric
tof
Fort
St.
Jam
essh
all
asse
ssal
lre
side
ntia
lde
velo
pmen
tpr
opos
als
onth
eba
sis
ofth
efo
llow
ing
guid
elin
es:
a.N
eed
for
hous
ing,
empl
oym
ent
and
impr
ovem
ent
ofen
viro
nmen
tal
and
livin
gco
nditi
ons
inFo
rtSt
.Ja
mes
;b.
The
supp
lyan
dde
man
dof
land
tom
eet
the
need
sof
com
mer
ce,
indu
stry
,re
side
ntia
lde
velo
pmen
tan
dpu
blic
uses
;D
istr
ict
ofFo
rtSt
. Jam
esO
ffic
ial
Com
mun
ityPl
anB
ylaw
No.
872,
2010
Page
28
XV
.
xvi.
The
need
for
park
s,an
dre
crea
tiona
lla
ndor
open
spac
ere
cogn
izin
gth
eva
lue
ofla
ndfo
rna
tura
lan
dhi
stor
ical
reas
ons;
d.T
hene
edfo
rsp
ecia
lne
eds
hous
ing;
The
need
for
orde
rly
and
econ
omic
prov
isio
nof
acce
ss,
sew
age
disp
osal
,pu
blic
faci
litie
s,in
clud
ing
road
s,w
ater
,sa
nita
ryse
wer
,st
orm
drai
nage
,sc
hool
s,re
crea
tion
faci
litie
s,an
dso
lidw
aste
disp
osal
;
The
prot
ectio
nan
den
hanc
emen
tof
wat
ersh
eds,
fish
and
wild
life
habi
tat
and
the
prot
ectio
nof
land
area
ssu
bjec
tto
haza
rdou
sco
nditi
ons;
and,
Con
form
ityw
ithth
eZ
onin
g,Su
bdiv
isio
nSe
rvic
ing
and
all
othe
rre
gula
tory
byla
ws
ofth
eD
istr
ict.
itis
the
polic
yof
Cou
ncil
toex
plor
epa
rtne
rshi
pop
port
uniti
esw
ithth
epr
ivat
ese
ctor
and
othe
rgo
vern
ing
bodi
es,
such
asth
eR
egio
nal
Dis
tric
tof
Bul
kley
-Nec
hako
,th
eC
row
n,an
dFi
rst
Nat
ions
,fo
rth
ede
velo
pmen
tof
futu
rere
side
ntia
lde
velo
pmen
ts,
and
the
prov
isio
nof
futu
rein
fras
truc
ture
and
recr
eatio
nal
deve
lopm
ent;
Itis
the
polic
yof
Cou
ncil
toco
nsid
erne
gotia
ting
deve
lopm
ent
amen
ities
aspa
rtof
ade
velo
pmen
tap
prov
al,
assu
ppor
ted
bySe
ctio
n90
4of
the
Loc
alG
over
nmen
tA
ct.
3.In
reco
gniti
onof
the
incr
ease
dva
lue
conf
erre
don
land
thro
ugh
the
cour
seof
deve
lopm
ent
appr
oval
,an
din
reco
gniti
onof
the
need
for
new
deve
lopm
ent
toco
ntri
bute
toam
eniti
esan
dse
rvic
es,
deve
lopm
ent
prop
osal
sw
illge
nera
llybe
requ
este
dto
incl
ude
som
epu
blic
amen
ityas
part
ofth
eco
mpl
eted
proj
ect.
Am
eniti
esto
beco
nsid
ered
incl
ude,
but
are
not
limite
dto
,th
efo
llow
ing:
IE
xtra
road
dedi
catio
nan
dco
nstr
uctio
n;I
Side
wal
kan
dpa
thw
ayim
prov
emen
ts;
IA
ffor
dabl
ehou
sing
units
;I
Park
land
;I I
mea
nsof
dedi
catio
nor
cons
erva
tion
cove
nant
s;.
IR
ecre
atio
nal
spac
efa
cilit
ies;
and,
IE
xtra
ordi
nary
desi
gnfe
atur
es.
Dis
tric
tof
ion(
S”ti.
—]a
mes
Off
icia
l"C
omm
unity
7Pl
anB
ylaw
1§I”
o.7S
f72,
7201
0
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iden
tial
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elop
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rmit
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ance
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ion
879)
ofth
eL
ocal
Gov
ernm
ent
Act
,C
ounc
ilhe
reby
desi
gnat
esal
lM
ulti—
Fam
ilyR
esid
entia
lD
evel
opm
ents
asD
evel
opm
ent
Perm
itA
reas
.
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ings
orex
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ion
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istin
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ildin
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ithin
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evel
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itA
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shal
lbe
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ired
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ply
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aD
evel
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ent
Perm
it.D
evel
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ent
Perm
itsis
sued
inth
isar
eash
all
bein
acco
rdan
cew
ithth
efo
llow
ing
guid
elin
es:
1) 2) 3) .4)
5) 6) 7) 8)
The
size
and
shap
eof
apar
tmen
tsan
dto
wnh
ouse
ssh
ould
rela
tew
ell
tosu
rrou
ndin
gbu
ildin
gsan
dpr
ovid
ea
tran
sitio
nbe
twee
nth
esi
ngle
fam
ilydw
ellin
gs.
Gab
led
roof
sar
epr
efer
red;
Bui
ldin
gssh
ould
beor
ient
edto
war
dSt
uart
Dri
veW
est
and
Stua
rtL
ake
inor
der
tota
kead
vant
age
ofth
ese
amen
ities
and
sunl
ight
expo
sure
;'
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shap
ean
dsi
ting
ofbu
ildin
gs,
roof
line
and
shap
e,an
dex
teri
orfi
nish
shou
ldbe
suff
icie
ntly
vari
edto
avoi
da
mon
oton
ous
appe
aran
ce;
Park
ing
shou
ldbe
prov
ided
pred
omin
antly
toth
esi
dean
dre
arof
build
ings
inor
der
tom
ake
thes
ear
eas
less
obtr
usiv
e;
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ldin
gsw
ithla
rge
park
ing
requ
irem
ents
shou
ldpr
ovid
ese
vera
lpa
rkin
gar
eas
inst
ead
ofa
sing
lela
rge
park
ing
lot;
Are
asno
tre
quir
edfo
rbu
ildin
gsan
dpa
rkin
gan
dac
cess
shou
ldbe
land
scap
edus
ing
aco
mbi
natio
nof
tree
s,sh
rubs
and
gras
s;
Park
ing
lots
incl
udin
gac
cess
es,
man
oeuv
ring
aisl
esan
dlo
adin
gar
eas
shou
ldbe
surf
aced
with
asph
altic
orce
men
tpa
vem
ent.
The
layo
ut,
surf
acin
gan
ddr
aina
geof
all p
arki
ngar
eas
shou
ldfa
cilit
ate
quic
kdr
aina
gean
dea
sysn
owre
mov
al;
Tow
nhou
ses
and/
orro
who
uses
shal
lbe
clus
tere
dto
take
adva
ntag
eof
open
spac
ean
dvi
ews.
Smal
lcl
uste
rsar
epr
efer
red
and
shal
lno
tex
ceed
8dw
ellin
gun
itsin
aro
w;
10)
Faca
deco
lour
ssh
ould
bech
osen
with
cons
ider
atio
nto
prov
idin
gco
lour
inw
inte
r;11
)G
arba
geco
ntai
ners
shal
lbe
scre
ened
from
view
onth
ree
side
s.E
tTcE
}?r7
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. Jaltl
esOff
icia
lC
omm
unity
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n7B
ylaw
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wS;
'2,
2610
Com
mer
cial
Lan
dU
se
6.1
Bac
kgro
und
Com
mer
cial
land
use
allo
ws
for
activ
ities
that
prov
ide
the
nece
ssiti
esan
dam
eniti
esfo
rre
side
nts
and
visi
tors
inFo
rtSt
.Ja
mes
.In
the
Dis
tric
t,co
mm
erci
alla
ndus
eis
divi
ded
into
2de
sign
atio
ns:
(i)
the
Com
mer
cial
Cor
e;an
d,(i
i)To
uris
t/Hig
hway
Com
mer
cial
.T
heC
omm
erci
alC
ore
isth
ece
ntra
lco
mm
erci
aldi
stri
ctin
Fort
St.
Jam
esw
here
mos
tof
the
com
mer
cial
uses
with
inFo
rtSt
.Ja
mes
are
conc
entr
ated
,si
tuat
edal
ong
Stua
rtD
rive
Wes
tbe
twee
nD
ougl
asA
venu
ean
dA
shSt
reet
Wes
t.T
hem
ajor
ityof
com
mer
cial
deve
lopm
ents
are
loca
ted
alon
gth
isco
rrid
or,
with
som
ead
ditio
nal
com
mer
cial
area
slo
cate
dal
ong
Dou
glas
Ave
nue
and
Stua
rtD
rive
Eas
t.T
hety
pica
lus
esin
the
Com
mer
cial
Cor
e,fo
rex
ampl
e,in
clud
ea
groc
ery
stor
e,re
tail,
and
offi
ces.
Tour
ist/H
ighw
ayC
omm
erci
alde
sign
atio
nsab
uts
the
wes
tsi
deof
Dou
glas
Ave
nue
from
the
Nak
’azd
liR
eser
veco
nnec
ting
toth
edo
wnt
own
Com
mer
cial
Cor
ean
dex
tend
betw
een
2”“ A
venu
eE
ast
and
Stua
rtD
rive
Eas
tan
dal
soco
nnec
tto
uris
tco
mm
erci
alar
eas
such
asth
eFo
rtSt
.Ja
mes
Nat
iona
lH
isto
ric
Site
.To
uris
tan
dH
ighw
ayC
omm
erci
alus
esar
ein
tend
edto
serv
eth
etr
avel
ling
publ
ican
din
clud
ebu
sine
sses
such
asga
sst
atio
nsan
dre
stau
rant
s.
Tour
ism
has
been
iden
tifie
dth
roug
hvi
sion
ing
sess
ions
and
exis
ting
rese
arch
docu
men
tsas
am
ajor
com
mer
cial
oppo
rtun
ityin
Fort
St.
Jam
es.
The
obje
ctiv
esan
dpo
licie
sou
tline
din
the
Com
mer
cial
Lan
dU
sese
ctio
nof
the
Dis
tric
tof
Fort
St.
Jam
esO
ffic
ial
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mun
ityPl
ansu
ppor
tth
eto
uris
mpo
tent
ial
ofth
eco
mm
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whi
leal
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ngap
prop
riat
ela
ndus
esfo
rth
ene
eds
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cal
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dent
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rex
ampl
e,la
ndde
sign
ated
asTo
uris
t/Hig
hway
Com
mer
cial
(tho
se'
"“
high
way
,to
uris
t,se
rvic
ean
dw
ater
fron
tco
mm
erci
alus
esin
clud
ing
mar
inas
,m
otel
s,re
stau
rant
s,au
tom
otiv
esa
les
and
serv
ice,
build
ing
supp
ly,
and
reta
ilus
es)
are
inte
nded
tose
rve
the
trav
elin
gpu
blic
and
gene
rally
requ
ire
dire
ctvi
sual
expo
sure
from
mai
nro
ads.
The
sear
eas
are
curr
ently
loca
ted
alon
gD
ougl
asA
venu
eat
the
entr
ance
ofth
eco
mm
unity
befo
reth
eC
omm
erci
alC
ore.
A
-
The
reis
oppo
rtun
ityto
have
mix
ed—
use c
omm
erci
alan
dre
side
ntia
lbu
ildin
gsw
ithin
the
Com
mer
cial
Cor
eof
the
Dis
tric
tas
wel
las
the
com
mer
cial
busi
ness
onth
egr
ound
floo
ran
da
resi
dent
ial
suite
onth
ese
cond
and
thir
dfl
oors
.Pr
ovid
ing
plac
esto
live
with
inor
clos
eto
the
dow
ntow
nin
crea
ses
the
vita
lity
ofth
edo
wnt
own
and
allo
ws
for
anin
crea
sein
busi
ness
,cr
eate
sa
mor
eaf
ford
able
and
wal
kabl
eco
mm
unity
and
less
relia
nce
onve
hicl
eus
e.D
istr
ict
ofFo
rtSt
.Ja
mes
Off
icia
lC
omm
unity
Plan
Bny
law
No.
872,
2010
Page
31
The
Dis
tric
t of
Fort
St.
Jam
esal
soha
sth
eop
port
unity
tocr
eate
aC
omm
unity
Gat
eway
into
the
mun
icip
ality
from
Hig
hway
27to
Dou
glas
Ave
nue.
Aga
tew
ayin
toth
eco
mm
unity
wou
ldde
fine
the
Com
mer
cial
Cor
ean
dre
tail
area
ofth
e_D
istr
ictt
ovi
sito
rsan
dto
uris
ts,
crea
teec
onom
icbe
nefi
ts,
asw
ella
sen
hanc
eth
eat
trac
tiven
ess
ofth
edo
wnt
own.
Thi
sca
nbe
achi
eved
thro
ugh
colo
urfu
lba
nner
s,la
ndsc
apin
gsu
chas
tree
-lin
edst
reet
s,as
wel
las
ade
fine
dpe
dest
rian
link
with
side
wal
ks.
Inad
ditio
n,th
eD
istr
ict c
anw
ork
with
the
Nak
’azd
|iB
and
toco
ntin
ueth
ega
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the
rese
rve
alon
gH
ighw
ay27
inor
der
tolin
kth
eco
mm
uniti
esto
geth
eras
wel
las
beco
nsis
tent
alon
gth
eco
rrid
or.
6.2
Obj
ectiv
es
a)It
isth
eob
ject
ive
ofC
ounc
ilto
crea
tean
envi
ronm
ent
for
com
mer
cial
deve
lopm
ent
whi
chw
illpr
eser
vean
den
hanc
eth
evi
talit
yof
the
dow
ntow
nC
omm
erci
alC
ore
asa
maj
orce
ntre
for
busi
ness
,re
tail
trad
ean
dot
her
serv
ices
;
b)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eth
epr
ovis
ion
ofa
rang
ean
ddi
stri
butio
nof
shop
ping
faci
litie
san
dof
fice
spac
eac
com
mod
atio
nto
mee
tth
ene
eds
ofth
eco
mm
unity
;
c)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eth
ede
velo
pmen
tof
Fort
St.
Jam
esas
ato
uris
tde
stin
atio
nan
dto
supp
ort
tour
ist
com
mer
cial
and
high
way
com
mer
cial
deve
lopm
ents
;
d)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eth
ein
filli
ngof
vaca
ntco
mm
erci
allo
tsad
jace
ntto
Hig
hway
27an
din
the
Com
mer
cial
Cor
ear
ea;
e)It
isth
eob
ject
ive of
Cou
ncil
toen
cour
age
mix
ed-u
sede
velo
pmen
tw
ithco
mm
erci
alus
eon
the
mai
nfl
oor
and
resi
dent
ial
use
onth
eab
ove
inth
edo
wnt
own
core
,
f)It
the
obje
ctiv
eof
Cou
ncil
toen
cour
age
beau
tific
atio
nof
the
Com
mer
cial
Cor
e;D
istr
ict
ofFo
rtSt
. Jam
esO
ffic
ial
Com
mun
ityPla
nB
ylaw
No.
872,
2010
Page
32
g)it
isth
eob
ject
ive
ofC
ounc
ilto
reco
gniz
eth
ecr
itica
lim
port
ance
ofth
eC
omm
erci
alC
ore
toth
eec
onom
icw
ell—
bein
gof
the
Dis
tric
t,to
enha
nce
Stua
rtD
rive
Com
mer
cial
area
san
dth
eD
ougl
asA
venu
eac
cess
toth
eC
omm
erci
alC
ore;
h)It
isth
eob
ject
ive
ofC
ounc
ilto
impl
emen
tth
eac
tion
item
slis
ted
with
inth
eTo
uris
mD
evel
opm
ent
Plan
(200
7)w
hen
feas
ible
.
i)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eco
mm
unity
deve
lopm
ent
bysu
ppor
ting
econ
omic
oppo
rtun
ities
that
will
prov
ide
secu
re«l
ocal
empl
oym
ent
with
the
pote
ntia
lfo
rca
reer
adva
ncem
ent.
The
Dis
tric
t will
cont
inue
tosu
ppor
tth
elo
cal
Cha
mbe
rof
Com
mer
cein
thei
ref
fort
sto
enco
urag
esu
itabl
eec
onom
icde
velo
pmen
t.T
heD
istr
ict
will
crea
tean
envi
ronm
ent
that
will
enco
urag
eap
prop
riat
efo
rms
ofde
velo
pmen
tan
dgr
owth
that
will
offe
rop
port
uniti
esfo
rlo
cal
resi
dent
s.~
j)it
isth
eob
ject
ive
ofC
ounc
ilto
impr
ove
acce
ssto
the
Com
mer
cial
Cor
eth
roug
hva
riou
sm
odes
oftr
ansp
orta
tion
incl
udin
gw
alki
ng,
cycl
ing,
auto
mob
ilean
dot
hers
;
k)It
isth
eob
ject
ive
ofC
ounc
ilto
cont
inue
toim
prov
eth
epe
dest
rian
envi
ronm
ent
inth
eC
omm
erci
alC
ore;
I)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eth
ede
velo
pmen
tof
fine
-din
ing
rest
aura
nts,
hote
lsan
dco
nven
tion
cent
res;
m)
Itis
the
obje
ctiv
eof
Cou
ncil
topr
omot
eD
ougl
asA
venu
ean
dth
eC
omm
erci
alC
ore
asth
e“G
atew
ay”
into
the
mun
icip
ality
thro
ugh
the
use
ofba
nner
s,la
ndsc
apin
gan
da
wel
lde
fine
dpe
dest
rian
link;
n)It
isth
eob
ject
ive
ofC
ounc
ilto
wor
kw
ithth
eN
ak’a
zdli
Ban
dto
prom
ote
anat
trac
tive
and
cons
iste
ntG
atew
ayal
ong
Hig
hway
27;
6.3
Polic
ies
Com
mer
cial
Cor
ear
eaco
ntai
nsce
ntra
lco
mm
erci
al,
tour
ist
com
mer
cial
,hi
ghw
ayco
mm
erci
alus
esan
dm
ixed
-use
prop
ertie
san
dw
illbe
com
eth
eD
istr
ict’
sfo
cus
ofec
onom
ican
dse
rvic
eac
tiviti
es;
b)It
isth
epo
licy
ofC
ounc
ilto
issu
eTe
mpo
rary
Com
mer
cial
Perm
itsin
acco
rdan
cew
ithSe
ctio
n92
1of
the
Loc
alG
over
nmen
tA
ct.
ATe
mpo
rary
Com
mer
cial
Perm
itw
illno
tbe
issu
edun
less
the
Min
istr
yof
Tra
nspo
rtat
ion
Dis
tA1:
ict7
ofFo
rtJa
mes
PlanB
ylawN
o.87
2,20
10W
Page
33
and
Infr
astr
uctu
reco
ncur
sw
ithth
ete
rms
ofth
epe
rmit
with
resp
ect
tohi
ghw
ayac
cess
;
c)It
isth
epo
licy
ofC
ounc
ilto
impr
ove
the
cent
raliz
edsh
oppi
ngar
eas
and
tocr
eate
aco
mm
unity
foca
lpo
int
byut
ilizi
ngal
l app
ropr
iate
gran
tpr
ogra
ms;
d)It
isth
epo
licy
ofC
ounc
ilto
prom
ote
anat
trac
tive
pede
stri
an—
scal
eC
omm
erci
alC
ore,
incl
udin
gpr
ovid
ing
plac
esto
supp
ort
disp
lay
oflo
cal
artw
ork
with
inth
eC
omm
erci
alC
ore;
e)It
isth
epo
licy
ofC
ounc
ilto
allo
wfo
rm
ulti-
fam
ilyre
side
ntia
lde
velo
pmen
tw
ithin
the
offi
ce?
Com
mer
cial
Cor
eD
esig
natio
n»-
,
only
whe
nth
egr
ound
floo
ri-
~—-~
=J:
:=_;
«
‘-co
ntai
nsco
mm
erci
alus
es;
f)it
isth
epo
licy
ofC
ounc
ilto
ensu
reth
atpa
rcel
sde
sign
ated
Tour
ist/H
ighw
ayC
omm
erci
alar
ead
equa
tely
buff
ered
orsc
reen
edfr
omre
side
ntia
l,re
crea
tiona
l,an
din
stitu
tiona
lus
es;
g)It
isth
epo
licy
ofC
ounc
ilto
requ
ire
owne
rsof
vaca
ntpr
oper
ties
orbu
ildin
gsto
mai
ntai
nth
eae
sthe
ticqu
ality
ofth
ela
ndan
dst
ruct
ures
,in
clud
ing
mai
ntai
ning
park
ing
and
exits
free
ofsn
ow,
and
enfo
rce
the
Dis
tric
t’s
Uns
ight
lyPr
emis
esB
ylaw
No.
757.
h)It
isth
epo
licy
ofC
ounc
ilto
enco
urag
ear
chite
ctur
alan
dur
ban
desi
gnth
atre
flec
tsFo
rtSt
.Ja
mes
’sna
tura
len
viro
nmen
tan
dhi
stor
y;
i)It
isth
epo
licy
ofC
ounc
ilto
disc
oura
geel
onga
ted
high
way
stri
pde
velo
pmen
tan
den
cour
age
high
way
com
mer
cial
deve
lopm
ent
tobe
conc
entr
ated
inno
des
whe
repo
ssib
le,
and
com
mer
cial
build
ings
not
situ
ated
alon
gH
ighw
ay27
shal
lw
here
prac
tical
besi
ted
dire
ctly
alon
gpr
oper
tylin
esto
enco
urag
ea
pede
stri
anfr
iend
lysh
oppi
ngen
viro
nmen
tan
dst
reet
scap
e;
j)it
isth
epo
licy
ofC
ounc
ilto
enco
urag
ela
ndsc
apin
gan
dsc
reen
ing
that
k)It
isth
epo
licy
ofC
ounc
ilto
that
free
stan
ding
sign
age
that
adve
rtis
esus
eson
the
site
are
not
visu
ally
intr
usiv
ean
dar
eat
the
scal
eth
atis
cons
iste
ntw
ithhi
ghw
ayco
mm
erci
alus
e;D
istr
ict
ofFo
rtSt
.Ja
mes
Off
icia
lC
omm
unity
Plai
tByl
awN
o.87
2,20
10'
Page
34
i)It
isth
epo
licy
ofC
ounc
ilto
deve
lop
aSc
enic
Dri
ving
Rou
tew
ithin
the
Dis
tric
tof
Fort
St.
Jam
esan
dsu
rrou
ndin
gar
eath
roug
hth
eus
eof
sign
age.
6.4
Com
mer
cial
Dev
elop
men
tPe
rmit
Are
as
inac
cord
ance
with
Sect
ion
879
ofth
eL
ocal
Gov
ernm
ent
Act
,the
Cou
ncil
here
byde
sign
ates
all
com
mer
cial
lyzo
ned
prop
erty
asC
omm
erci
alD
evel
opm
ent
Perm
itA
rea.
The
Com
mer
cial
Cor
e,St
uart
Dri
veC
omm
erci
alar
eas
and
the
Dou
glas
Ave
nue
acce
ssto
the
Com
mer
cial
Cor
eco
ntai
nth
ela
rges
tco
ncen
trat
ion
ofre
stau
rant
s,to
uris
tac
com
mod
atio
nfa
cilit
ies,
com
mer
cial
reta
il,of
fice
and
serv
ice
uses
inth
eD
istr
ict.
The
Dev
elop
men
tPe
rmit
Are
apr
ovid
esac
cess
toth
eD
istr
ict’
sm
ost
impo
rtan
tto
uris
tat
trac
tion
and
hist
oric
land
mar
k,th
eN
atio
nal
His
tori
cSi
te.
The
Dou
glas
Ave
nue
acce
ssto
the
Com
mer
cial
Cor
epr
ovid
esa
cruc
ial
firs
tim
pres
sion
toal
lvi
sito
rsto
the
Dis
tric
t.A
num
ber
ofpr
oper
ties
with
inth
eD
evel
opm
ent
Perm
itA
rea
are
vaca
ntor
unde
r—ut
ilize
d.A
llof
the
fore
goin
gju
stif
ies
this
Dev
elop
men
tPe
rmit
desi
gnat
ion.
All
new
build
ings
orth
eex
pans
ion
ofex
istin
gbu
ildin
gsw
ithin
the
desi
gnat
edD
evel
opm
ent
Perm
itA
rea
shal
lre
quir
ea
Dev
elop
men
tPe
rmit.
Dev
elop
men
tpe
rmits
are
issu
edin
this
area
shal
lbe
inac
cord
ance
with
the
follo
win
ggu
idel
ines
:
1)T
hede
velo
pmen
tof
new
build
ings
shal
lbe
com
plem
enta
ryto
exis
ting
build
ings
.C
onst
ruct
ion
mat
eria
lssu
chas
stai
ned
woo
d,lo
gs,
bric
k,st
one,
and
shin
gles
_and
shak
esw
illbe
pref
erre
d.G
able
dro
ofs
will
been
cour
aged
;
2)Si
gns
shou
ldbe
scal
edto
the
size
and
shap
eof
the
build
ing.
Inge
nera
l,si
gns
shou
ldbe
appl
ied
toth
efa
cade
ofth
ebu
ildin
gan
din
tegr
ated
with
it.Fl
ashi
ng,
rota
ting,
port
able
and
roof
top
sign
ssh
ould
beav
oide
d;
3)V
ehic
ular
acce
sses
shou
ldbe
crea
ted
atri
ght
angl
esto
conn
ectin
gro
ads
and
away
from
inte
rsec
tions
;
shou
ldbe
surf
aced
with
asph
altic
orce
men
tpa
vem
ent;
5)A
reas
not
requ
ired
for
build
ings
and
park
ing
shou
ldbe
land
scap
edus
ing
aco
mbi
natio
nof
tree
s,sh
rubs
and
low
grou
ndco
ver
that
com
plem
ent
Fort
St.
Jam
esas
aw
inte
rco
mm
unity
bypr
ovid
ing
colo
urth
roug
hout
the
year
;D
istti
ctofFo
rtSi
t:P]a
mes
7Off
icia
lN
o.87
2,20
10A
“A
Page
6)Pe
dest
rian
wea
ther
prot
ectio
nsh
all
bein
corp
orat
edin
build
ing
and
site
desi
gnth
roug
hth
eus
eof
awni
ngs,
cano
pies
and
sim
ilar
scre
enin
gfr
omin
clem
ent
wea
ther
;
7)A
llco
mm
erci
al‘
site
sin
exce
ssof
2O00
m2m
ust inc
lude
prov
isio
nfo
rbi
cycl
era
cks;
8)W
here
resi
dent
ial
use
ispe
rmitt
edin
conj
unct
ion
with
com
mer
cial
use
(mix
ed—
use
build
ings
)su
chre
side
ntia
lac
com
mod
atio
nshal
lha
vea
com
plet
ely
sepa
rate
entr
ance
way
.
Bis
tric
tof
‘For
tWSt
.Ja
meso£
r:i;1
l3yl
awNo.
g'7}
:201
0Pa
ge 36
Indu
stri
alL
and
Use
7.1
Bac
kgro
und
Indu
stry
play
sa
vita
lro
lein
the
over
all
econ
omich
ealth
ofFo
rtSt
.Ja
mes
.T
heD
istr
ict o
fFo
rtSt
.Ja
mes
wel
com
esin
dust
ryan
dre
cogn
izes
the
role
that
indu
stry
play
sin
achi
evin
ga
bala
nced
qual
ityof
life
for
resi
dent
sby
prov
idin
gec
onom
icdi
vers
ityan
da
stab
leem
ploy
men
tba
se.
The
maj
ority
ofex
istin
ghe
avy
indu
stri
alac
tiviti
esin
the
Dis
tric
t of
Fort
St.
Jam
esar
elo
cate
dat
the
nort
hen
dof
the
Dis
tric
tne
arH
ighw
ay27
and
Tach
ieR
oad.
Thi
sar
eaof
Fort
St.
Jam
esis
the
larg
est
area
ofoc
cupi
edin
dust
rial
land
.H
eavy
Indu
stri
alin
clud
esla
nd,
build
ings
,or
area
sfo
rm
ajor
proc
essi
ng,
man
ufac
turi
ng,
fabr
icat
ing,
asse
mbl
y,st
orag
e,tr
ansh
ipm
ent,
recy
clin
g,or
salv
agin
gof
good
san
dm
ater
ials
,an
dm
ayin
clud
ean
cilla
ryof
fice
and
reta
ilsa
les.
The
area
isw
ell
serv
iced
with
rail
and
high
way
acce
ss.
The
rear
eno
mun
icip
alse
rvic
esin
this
loca
tion
nor
are
serv
ices
requ
ired
for
Hea
vyIn
dust
rial
deve
lopm
ent.
The
heav
yin
dust
rial
land
base
isap
prop
riat
ely
loca
ted
inth
eno
rthe
rnar
eaof
the
com
mun
ityaw
ayfr
omur
ban
resi
dent
ial
area
san
dw
here
the
prev
ailin
gw
ind
patte
rnm
oves
away
from
the
mai
nto
wn
site
.
New
toth
eD
istr
icto
fFo
rtSt
.Ja
mes
Off
icia
l Com
mun
ityPl
anis
the
Inte
rmed
iate
Indu
stri
alde
sign
atio
n.T
his
desi
gnat
ion
has
been
incl
uded
beca
use,
alth
ough
suff
icie
ntH
eavy
Indu
stri
alla
ndis
avai
labl
e,th
ere
isa
lack
of_l
and d
esig
nate
dfo
rin
term
edia
tean
dlig
htin
dust
rial
uses
.T
hepu
rpos
eof
the
Inte
rmed
iate
desi
gnat
ion
isto
prov
ide
addi
tiona
lin
dust
rial
land
outs
ide
ofth
eur
ban
cont
ainm
ent
boun
dary
tom
inim
ize
off
site
impa
cts
from
indu
stri
alde
velo
pmen
t,su
chas
air
qual
ityis
sues
,no
ise,
and
dust
.T
heus
espe
rmitt
edw
ithin
the
Inte
rmed
iate
Indu
stri
alde
sign
atio
nsh
ould
have
min
imal
off—
sitei
mpa
cts
and
may
impa
ctar
eas
incl
ose
prox
imity
,bu
tno
tbe
yond
.T
heus
esin
clud
em
any
logg
ing
and
fore
stin
dust
ries
,se
rvic
ein
dust
ries
inci
dent
alto
min
eral
extr
actio
ns,
prim
ary
man
ufac
turi
ng,
beve
rage
,m
achi
nery
,el
ectr
ical
orel
ectr
onic
indu
stri
es,
war
ehou
sing
,w
hole
salin
g,di
stri
butio
n,te
stin
g,se
rvic
ing
orre
pair
ing
ofgo
ods
and
mat
eria
ls,
and
may
incl
ude
anci
llary
reta
ilan
dof
fice
uses
.T
hede
velo
pmen
tof
land
with
inth
isde
sign
atio
nsh
all
not
requ
ire
urba
nse
rvic
es.
Prop
ertie
sde
sign
ated
Inte
rmed
iate
Indu
stri
alth
atfr
ont
Hig
hway
27or
Tach
ieR
oad
are
incl
uded
asan
Indu
stri
alD
evel
opm
ent
Perm
itA
rea.
indu
stri
alse
rvic
ear
eaal
ong
Seco
ndA
venu
eE
ast
and
Port
age
Stre
etE
ast.
Lig
htIn
dust
rial
incl
udes
land
uses
,bu
ildin
gs,
orar
eas
for
the
war
ehou
sing
,w
hole
salin
g,di
stri
butio
n,te
stin
g,se
n/ic
ing
orre
pair
ing
ofgo
ods
and
mat
eria
ls,
and
may
incl
ude
acce
ssor
yre
tail
stor
es.
The
seus
esca
nre
quir
esm
alle
rlo
tsan
dfu
llur
ban
serv
ices
and
ther
efor
em
ust
bein
clud
edw
ithin
the
urba
nbo
unda
ry.
The
Dis
tric
twou
ldlik
eto
see
the
aest
hetic
sof
this
area
impr
oved
asit
Dis
tric
tof
Edi
tSt.W
]_a‘
mes
Off
icia
lC
omm
rdni
tygl
anB
ylawN
o.87
2,Pa
ge37
isth
eso
uthe
rnga
tew
ayto
the
com
mun
ity.
Acc
ordi
ngly
,th
isar
eais
desi
gnat
edas
anIn
dust
rial
Dev
elop
men
tPe
rmit
area
.
As
apa
rtof
the
OC
Ppl
anni
ngpr
oces
s,a
light
indu
stri
alla
nds
inve
ntor
yw
asco
nduc
ted
inor
der
toid
entif
yop
port
uniti
esfo
rre
deve
lopm
ent
and
infi
llin
the
sout
hga
tew
ayar
eaof
the
Dis
tric
t.T
his
area
incl
udes
Dou
glas
Ave
nue,
Stua
rtD
rive
Eas
t,2”
“ Ave
nue
Eas
t,3”
’ Ave
nue
Eas
tan
dA
lexa
nder
Stre
et.
The
inve
ntor
yre
veal
edth
atth
ede
velo
pmen
top
port
uniti
esin
the
stud
yar
eaar
elim
ited.
Mai
nly,
the
maj
ority
ofth
ear
eaha
sbe
ende
velo
ped.
‘The
rem
aind
erof
vaca
ntpa
rcel
sar
esm
all
and
are
unab
leto
acco
mm
odat
em
any
indu
stri
albu
sine
sses
that
requ
ire
larg
ebu
ildin
gfo
otpr
ints
for
war
ehou
sing
and
load
ing
bays
.In
addi
tion,
the
vaca
ntpa
rcel
sha
vein
fras
truc
ture
cons
trai
nts
incl
udin
glim
ited
prop
erty
acce
ss.
Alth
ough
the
sout
hga
tew
ayar
eaha
slim
ited
infi
llan
dde
velo
pmen
top
port
uniti
es,
the
area
nort
hof
the
Dis
tric
tal
ong
Hig
hway
27ha
spo
tent
ial
for
futu
rede
velo
pmen
t.T
hese
addi
tiona
lla
nds
are
antic
ipat
edto
beus
edfo
run
serv
iced
inte
rmed
iate
indu
stri
alpu
rpos
es,
thus
prov
idin
gth
eco
mm
unity
with
the
desi
gnat
edla
nds
requ
ired
toex
pand
Fort
St.
Jam
esin
dust
rial
base
inth
efu
ture
.
The
min
imum
lot
size
sfo
rin
dust
rial
desi
gnat
edpr
oper
ties
with
inth
eD
istr
ict
ofFo
rtSt
.Ja
mes
are
asfo
llow
s:0
Hea
vyIn
dust
rial
—
16,0
00m
2;o
Lig
htIn
dust
rial
~—45
0m2;
and
0In
term
edia
teIn
dust
rial
—
16,0
00m
2,w
ithth
efo
llow
ing
exce
ptio
nsth
atm
aybe
cons
ider
edth
roug
hth
eev
alua
tion
ofa
rezo
ning
proc
ess:
(i)
whe
rela
ndis
suita
ble
for
on-s
itese
wag
edi
spos
alon
parc
els
smal
ler
than
1.6h
a,th
em
inim
umpa
rcel
size
may
bere
duce
dto
O.8
ha;
or(i
i)w
here
aco
mm
unity
sew
ersy
stem
with
adeq
uate
capa
city
exis
ts,
9_r,
ifco
nstr
ucte
d,w
ould
solv
ese
rvic
ing
prob
lem
sas
soci
ated
with
on-s
itese
wag
edi
spos
al,
the
parc
elsi
zem
aybe
redu
ced
toO
.45h
a.
Lan
dus
epl
anni
ngfo
rth
ein
dust
rial
base
inFo
rtSt
.Ja
mes
has
been
care
fully
cons
ider
edin
the
Dis
tric
tof
Fort
St.
Jam
esO
CP.
Allo
win
gfo
rin
dust
rial
dive
rsif
icat
ion
prov
ides
the
oppo
rtun
ityfo
rin
vest
men
tan
dst
abili
zatio
nof
empl
oym
ent
‘lev
els.
The
obje
ctiv
esan
dpo
licie
sof
the
Indu
stri
alL
and
Use
sect
ion
focu
ses
onla
ndus
eal
loca
tion
for
ava
riet
yof
indu
stri
es,
incl
udin
ga
fost
era
heal
thy
com
mun
ityen
viro
nmen
t.D
istr
yi?c
tof
FortS
tijfa
inrx
esO
ffic
ia1'
Con
1mun
ityl;l
an—
l3'y
iavv
No.
872,
E01
0I
Page38
7.2
Obj
ectiv
es
a)It
isth
eob
ject
ive
ofC
ounc
ilto
conc
entr
ate
indu
stri
esof
sim
ilar
type
s,se
rvic
ene
eds
and
perf
orm
ance
char
acte
rist
ics
with
inth
ede
sign
ated
indu
stri
alar
eas;
b)It
isth
eob
ject
ive
ofC
ounc
ilto
rese
rve
suita
ble
land
for
long
rang
ein
dust
rial
deve
lopm
ent;
c)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
ein
dust
rial
expa
nsio
nin
orde
rto
prov
ide
incr
ease
djo
bop
port
uniti
es,
econ
omic
dive
rsif
icat
ion
and
the
stab
iliza
tion
ofth
eec
onom
icba
seof
the
Dis
tric
t;
d)It
isth
eob
ject
ive
ofC
ounc
ilto
prov
ide
oppo
rtun
ities
for
indu
stri
alex
pans
ion
atlo
catio
nsth
atdo
not
conf
lictw
ithad
jace
ntla
ndus
es;
e)It
isth
eob
ject
ive
ofC
ounc
ilto
wor
kw
ithth
eIn
tegr
ated
Lan
dM
anag
emen
tB
urea
u(I
LM
B)
tom
ake
avai
labl
eC
row
nw
ithin
the
Hea
vyan
dIn
term
edia
teIn
dust
rial
desi
gnat
ions
;
f)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eth
ede
velo
pmen
tof
incr
ease
dpe
dest
rian
and
cycl
elin
kage
sto
the
nort
hin
dust
rial
empl
oym
ent
node
inth
eD
istr
ict;
g)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
epr
oper
tyow
ners
ofin
dust
rial
desi
gnat
edla
nds
tofa
cilit
ate
timel
yde
velo
pmen
t;
h)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
ede
velo
pmen
tof
va|u
e—ad
ded
fore
stin
dust
ries
inth
eco
mm
unity
;
i)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
ede
velo
pmen
tof
min
ing
rela
ted
indu
stri
esin
the
com
mun
ity;
j)It
isth
eob
ject
ive
ofC
ounc
ilto
wor
kw
ithV
V;
vari
ous
orga
niza
tions
such
asth
eO
min
eca
Bee
tleA
ctio
nC
oalit
ion,
Wes
tern
Eco
nom
ic“I
"D
evel
opm
ent
Cor
pora
tion
and
the
Nor
ther
nD
evel
opm
ent
Initi
ativ
esT
rust
toad
dres
s
k)It
isth
eob
ject
ive
ofC
ounc
ilto
wor
kcl
osel
yw
ithth
eR
egio
nal
Dis
tric
tof
Bul
kley
Nec
hako
whe
nde
alin
gw
ithis
sues
ofm
utua
lin
tere
stsu
chas
land
uses
with
inth
eru
ral
/ur
ban
frin
gear
eas
and
econ
omic
sust
aina
bilit
yan
ddi
vers
ific
atio
n.D
istr
ictof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge39
7.3
Polic
ies
a)it
isth
epo
licy
ofC
ounc
ilth
atfo
rest
indu
stry
tren
dsin
the
regi
onw
illbe
mon
itore
dan
dth
eM
inis
try
ofFo
rest
san
dR
ange
will
been
cour
aged
toen
sure
that
mill
slo
cate
din
the
Dis
tric
tco
ntin
ueto
proc
ess
timbe
rcu
tin
the
regi
on.
Cou
ncil
will
wor
kw
ithth
eM
inis
try
ofFo
rest
san
dR
ange
toen
sure
that
the
Dis
tric
t is
the
bene
fici
ary
ofva
lue—
adde
ddi
vers
ific
atio
nan
dad
ditio
nal
proc
essi
ngfa
cilit
ies;
b)It
isth
epo
licy
ofC
ounc
ilto
desi
gnat
esu
ffic
ient
heav
y,in
term
edia
tean
dlig
htin
dust
rial
land
toac
com
mod
ate
the
long
rang
ere
quir
emen
tsof
the
Dis
tric
tof
Fort
St.
Jam
es.
Add
ition
alse
rvic
ed,
light
indu
stri
alar
eas
may
bere
quir
edin
the
futu
reba
sed
onde
velo
pmen
tan
dm
arke
tde
man
ds;
c)It
isth
epo
licy
ofC
ounc
ilto
ensu
reth
atin
dust
rialu
ses
are
perm
itted
only
inth
ose
area
sso
desi
gnat
edon
the
Plan
Map
s;
d)it
isth
epo
licy
ofC
ounc
ilto
ensu
reth
atal
lin
dust
rial
lots
adja
cent
toa
Hig
hway
are
adeq
uate
lysc
reen
edor
land
scap
edin
acco
rdan
cew
ithth
eZ
onin
gB
ylaw
;
e)It
isth
epo
licy
ofC
ounc
ilto
issu
eTe
mpo
rary
Indu
stri
alPe
rmits
inac
cord
ance
with
Sect
ion
921
ofth
eL
ocal
Gov
ernm
ent
Act
for
the
proc
essi
ngof
natu
ral
reso
urce
s.T
heis
suin
gof
Tem
pora
ryIn
dust
rial
Perm
itssh
all
only
beco
nsid
ered
for
proc
essi
ngof
natu
ral
reso
urce
sw
here
pote
ntia
lof
fsite
impa
cts,
such
as;
dust
,no
ise,
and
traf
fic
have
been
miti
gate
dby
the
appl
ican
t.A
Tem
pora
ryin
dust
rial
Perm
itsh
all
not
beis
sued
unle
ssth
eM
inis
try
ofT
rans
port
atio
nan
dIn
fras
truc
ture
conc
urs
with
the
term
sof
the
perm
itw
ithre
spec
tto
high
way
acce
ss.
7.4 I
ndus
tria
lD
evel
opm
ent P
erm
itA
reas
With
inth
ein
dust
rial
empl
oym
ent
node
ofth
eD
istr
ict l
ocat
edin
the
area
ofTa
chie
Roa
dan
dH
ighw
ay27
Nor
th,
all
Inte
rmed
iate
indu
stri
alde
sign
ated
prop
ertie
sw
ithin
50m
ofTa
chie
Roa
dan
dH
ighw
ay27
are
desi
gnat
edan
indu
stri
alD
evel
opm
ent
Perm
itA
rea.
Thi
sal
low
sth
eD
istr
ictt
oha
veso
me
cont
rol
over
the
over
all
qual
ityof
deve
lopm
ent,
incl
udin
gm
aint
aini
ngae
sthe
tics
for
com
mut
ers
on
Ave
nue
Lig
htIn
dust
rial
area
are
desi
gnat
edas
Indu
stri
alD
evel
opm
ent
Perm
itA
reas
.A
llne
wbu
ildin
gsor
the
expa
nsio
nof
build
ings
with
inth
ede
sign
ated
Indu
stri
alD
evel
opm
ent
Perm
itA
reas
shal
lbe
requ
ired
toap
ply
for
anIn
dust
rial
iistr
ict
St. Ja
rlre
sO
ffic
ia>
l>C
omm
unity
Plan
Byl
awNo.
8:/'2
, 2017
0Pa
ge40
Dev
elop
men
tPe
rmit.
Indu
stri
alD
evel
opm
ent
Perm
itsar
eis
sued
inth
isar
eash
all
bein
acco
rdan
cew
ithth
efo
llow
ing
guid
elin
es:
1)L
arge
build
ings
shou
ldbe
desi
gned
tocr
eate
the
impr
essi
on ofsm
all
units
and
less
bulk
byen
cour
agin
gar
chite
ctur
altr
eatm
ents
for
roof
syst
ems,
faca
dere
lief
and
vari
ety
betw
een
sect
ions
;
2)L
ands
capi
ngsh
all
bepr
ovid
edar
ound
the
peri
met
erof
park
ing
lots
whe
repa
rkin
gis
adja
cent
toa
publ
icri
ght
ofw
ay;
3)W
here
indu
stri
alus
esoc
cur
adja
cent
tore
side
ntia
lpr
oper
ty,
buff
erin
gth
roug
hfe
ncin
gan
dla
ndsc
ape
scre
ens
orbe
rms
ism
anda
tory
;
Sign
ssh
ould
bein
tegr
ated
with
the
build
ing
faca
deth
roug
hco
lour
and g
raph
icde
sign
.N
obl
ank
wal
lssh
all
bepe
rmitt
edad
jace
ntto
road
s.
Stef
fict
wof
Eor
tghj
amgg
tfic
glgo
mm
tfri
ityrf
;1an
Byl
awN
o.87
é;;0
10W
’Y“
Page
41
Inst
itutio
nal
8.1
Bac
kgro
und
The
Dis
tric
tof
Fort
St.
Jam
esha
sse
vera
lm
ajor
inst
itutio
nal
land
uses
that
are
reco
gniz
edw
ithlnthe
Off
icia
l Com
mun
ityPl
an,
incl
udin
g;sc
hool
faci
litie
s,m
edic
alfa
cilit
ies,
just
ice
faci
litie
s,as
wel
las
mun
icip
alin
stitu
tions
.
Scho
olD
istr
ict 9
1op
erat
estw
osc
hool
sw
ithin
the
Dis
tric
t:D
avid
AH
oyE
lem
enta
rySc
hool
and
Fort
St.
Jam
esSe
cond
ary
Scho
ol.
Nak
'a|b
unE
lem
enta
rySc
hool
islo
cate
dw
ithin
the
Dis
tric
t and
isop
erat
edby
the
Nak
’azd
|iB
and.
Inad
ditio
n,th
eC
olle
geof
New
Cal
edon
iaop
erat
esa
sate
llite
cam
pus
inth
eD
istr
ict.
Col
lege
ofN
ewC
ale-
doni
.1 [3
Fan?
:41
H«i
.lL‘;
C.*
I.'i'l
*S
Med
ical
faci
litie
sw
ithin
the
com
mun
ityin
clud
e:th
e12
bed
Stua
rtL
ake
Hos
pita
l,a
dent
alcl
inic
,m
edic
alcl
inic
and
ambu
lanc
est
atio
n.T
heco
mm
unity
has
reco
gniz
edth
eim
port
ance
ofpr
ovid
ing
com
preh
ensi
vem
edic
alan
dso
cial
serv
ices
tore
side
nts
and
isco
nsid
erin
gth
ecr
eatio
nof
aW
elln
ess
Dis
tric
tne
arth
eco
mm
erci
alco
re.
The
futu
resi
ting
ofa
Hea
lthan
dW
elln
ess
Dis
tric
t sho
uld
beac
cess
ible
toth
em
ajor
ityof
resi
dent
s,pr
actit
ione
rs,
med
ical
stud
ents
and
empl
oyee
s.T
hefa
cilit
ies
oper
ated
byth
eD
istr
ict
ofFo
rtSt
.Ja
mes
,in
clud
e;th
em
unic
ipal
offi
ce,
the
fire
hall,
the
publ
icw
orks
yard
,ic
ear
ena,
and
publ
iclib
rary
.In
addi
tion,
the
Dis
tric
tle
ases
prop
erty
for
acu
rlin
gri
nk,
seni
ors
cent
re,
mus
icm
aker
s‘ha
ll,th
eC
ham
ber
ofC
omm
erce
,an
dth
eFi
reT
rain
ing
faci
lity.
The
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge42
Dis
tric
tof
Fort
St.
Jam
esis
also
hom
eto
anR
.C.M
.Pde
tach
men
t,as
wel
la
Prov
inci
alC
ourt
hous
e.T
heD
istr
ictr
ecog
nize
sth
eim
port
ance
ofa
Com
mun
ityC
entr
e/C
onfe
renc
eC
entr
eto
incr
ease
the
capa
city
toho
stlo
cal e
vent
s.
Inad
ditio
n,th
ere
are
also
anu
mbe
rof
Plac
esof
Wor
ship
thro
ugho
utth
eD
istr
ict.
Plac
esof
Wor
ship
can
belo
cate
din
any
plan
desi
gnat
ion
but
shou
ldbe
site
dge
nera
llyin
acco
rdan
cew
ithth
esi
ting
crite
ria
for
mul
tiple
fam
ilyho
usin
gas
the
land
use
requ
irem
ents
are
sim
ilar,
incl
udin
gsc
reen
ing
and
park
ing
prov
isio
ns.
Gen
eral
ly,
the
obje
ctiv
esan
dpo
licie
sof
the
Publ
icIn
stitu
tiona
lse
ctio
nof
the
Dis
tric
tof
Fort
St.
Jam
esO
ffic
ial
Com
mun
ityPl
anar
ein
tend
edto
supp
ort
exis
ting
faci
litie
s,su
ppor
tth
eco
stef
fect
ive
expa
nsio
nof
serv
ices
whe
rere
quir
ed,
and
topr
ovid
ean
appr
opri
ate
amou
ntof
land
dedi
cate
dfo
rfu
ture
scho
olsi
tes
and
Plac
esof
Wor
ship
.
8.2
Obj
ectiv
es
a)It
isth
eob
ject
ive
ofC
ounc
ilto
faci
litat
eth
ede
velo
pmen
tof
anor
derl
yan
def
fici
ent
arra
ngem
ent
ofpu
blic
serv
ices
and
faci
litie
s,re
spon
sive
toth
ene
eds
ofth
epu
blic
incl
udin
gsc
hool
s,pu
blic
build
ings
,an
dgo
vern
men
tfa
cilit
ies;
b)It
isth
eob
ject
ive
ofC
ounc
ilto
ensu
reth
atsc
hool
and
inst
itutio
nal
uses
are
loca
ted
whe
reth
eyw
illbe
stse
rve
the
area
resi
dent
s;
c)It
isth
eob
ject
ive
ofC
ounc
ilto
‘
cont
inue
topl
anfo
rm
ulti—
use
activ
ities
atsc
hool
site
san
d3
_int
egra
teth
ese
into
the
neig
hbou
rhoo
dfa
bric
.
8.3
Polic
ies
sele
ctin
g,ac
quir
ing,
plan
ning
,an
dse
rvic
ing
scho
olsi
tes
asre
quir
ed;
b)It
isth
epo
licy
ofC
ounc
ilto
enco
urag
eSc
hool
Dis
tric
tN
o.91
tolo
cate
‘fut
ure
scho
ols
insu
cha
man
ner
asto
min
imiz
ew
alki
ngdi
stan
ces
tosc
hool
san
dto
avoi
dth
ecr
ossi
ngof
mai
nro
ads;
.D
istr
ict
ofFo
rtSt
. Jam
esO
ffic
ial
Com
mun
ityPl
anB
ylaw
No.
872,
2010
Page
43
C)
d)
itis
the
polic
yof
Cou
ncil
toen
cour
age
the
orde
rly
cons
olid
atio
nan
dre
loca
tion
toth
eco
mm
erci
alco
reof
Prov
inci
alan
dFe
dera
lof
fice
sas
oppo
rtun
ities
perm
itin
orde
rto
prov
ide
conv
enie
nt,
acce
ssib
lego
vern
men
tse
rvic
esin
attr
activ
ebu
ildin
gs;
Itis
the
polic
yof
Cou
ncil
toin
vest
igat
eth
ene
edfo
ran
dtim
ing
ofa
com
mun
itycu
ltura
l-re
crea
tion
com
plex
,to
incl
ude
mee
ting
room
s,of
fice
sfo
rco
mm
unity
club
san
dor
gani
zatio
n,ra
cque
tfa
cilit
ies
and
othe
rfa
cilit
ies
that
may
beid
entif
ied;
Itis
the
polic
yof
Cou
ncil
toen
cour
age
com
mun
itygr
oups
and
serv
ice
orga
niza
tions
toin
itiat
ean
dde
velo
pcu
ltura
lan
den
tert
ainm
ent
faci
litie
san
dpr
ogra
ms.
Cou
ncil
shal
las
sist
such
grou
psw
hene
ver
feas
ible
bym
akin
gav
aila
ble
mun
icip
ally
owne
dfa
cilit
ies
for
thei
rus
e;
Itis
the
polic
yof
Cou
ncil
toco
nsid
erth
ecr
eatio
nof
ace
ntra
lize
Hea
lthan
dW
elln
ess
Dis
tric
t nea
rth
eco
mm
erci
alco
reto
faci
litat
eth
epr
ovis
ion
ofco
mpr
ehen
sive
heal
than
dso
cial
serv
ices
for
resi
dent
s.
l3is
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unityPlan
Byl
awN
o.87
2,20
10
Park
s,R
ecre
atio
n8:
Cul
ture
9.1
Bac
kgro
und
Park
s,R
ecre
atio
n,an
dC
ultu
rear
evi
tal
com
pone
nts
ofa
com
mun
ity’s
over
all
Qua
lity
ofL
ife
and
the
resi
dent
sof
Fort
St.
Jam
esha
vecl
earl
yex
pres
sed
that
acce
ssto
the
area
'sun
surp
asse
dou
tdoo
rre
crea
tion
oppo
rtun
ities
ison
eof
the
prim
ary
bene
fits
ofliv
ing
inFo
rtSt
.Ja
mes
,as
wel
las
one
ofth
eel
emen
tsth
atat
trac
tpe
ople
toth
eco
mm
unity
.A
sa
resu
lt,th
ere
has
been
anin
crea
sing
amou
ntof
inte
rest
for
com
mun
ity—
base
dre
crea
tion
and
cultu
ral
indu
stry
deve
lopm
ent
inFo
rtSt
.Ja
mes
byin
vest
ors,
visi
tors
and
loca
lre
side
nts.
Exi
stin
gfo
rmal
recr
eatio
nfa
cilit
ies
incl
ude:
Stua
rtL
ake
and
Cot
tonw
ood
Mar
ina,
the
Mur
ray
Rid
gesk
iar
ea,
the
Stua
rtL
ake
Gol
fco
urse
,Fo
rtFo
rum
,th
ecu
rlin
gri
nk,a
ndth
eFo
rtSt
.Ja
mes
Nat
iona
lH
isto
ric
Park
.In
addi
tion,
the
com
mun
ityha
sa
wid
era
nge
ofex
istin
gpa
rks
that
incl
ude
socc
erfi
elds
,te
nnis
cour
ts,
base
ball
diam
onds
,pl
aygr
ound
equi
pmen
t,bi
kepa
rkan
dbe
ach
faci
litie
s.T
heab
unda
nce
of,
and
easy
acce
ssto
,th
ena
tura
lsu
rrou
ndin
gsof
Fort
St.
Jam
escr
eate
sth
eop
port
unity
for
aw
ide
rang
eof
outd
oor
recr
eatio
nal
activ
ities
,su
chas
;bo
atin
g,sw
imm
ing,
fish
ing,
hunt
ing,
cam
ping
,hi
king
, sno
wm
obili
ng,
and
man
ym
ore.
The
rear
ea
num
ber
ofca
mpg
roun
dsan
dpi
cnic
area
sin
clos
epr
oxim
ityto
the
tow
nsite
and
the
Vis
itor
Info
rmat
ion
Cen
tre
offe
rsm
aps
and
guid
esto
the
man
you
tdoo
rac
tiviti
es.
Giv
enth
eva
riet
yof
park
san
dre
crea
tion
type
sw
ithin
and
surr
ound
ing
the
Dis
tric
tof
Fort
St.
Jam
esan
d,in
orde
rto
ensu
reth
atpa
rkla
ndis
wel
lpl
anne
din
the
com
mun
ity,
ahi
erar
chy
ofPa
rks,
asw
ell
asa
desc
ript
ion
ofth
eir
purp
ose
ispr
ovid
edbe
low
.
Cul
tura
lPa
rks
—C
ultu
ral
Park
sin
clud
ear
eas
inte
nded
tobe
deve
lope
dfo
rcu
ltura
lpu
rpos
esw
ithfa
cilit
ies
such
asm
useu
ms
and
amph
ithea
tres
.E
xist
ing
Cul
tura
lPa
rks
with
inth
eD
istr
ict
incl
ude
Nat
iona
lH
isto
ric
Site
,as
wel
las
the
Cot
tonw
ood
Park
.
Rec
reat
ion
Park
s—
Rec
reat
ion
Park
sin
clud
ear
eas
inte
nded
tobe
deve
lope
dto
acco
mm
odat
ere
crea
tiona
lpl
ayw
ithin
the
Dis
tric
tand
incl
ude
faci
litie
s,su
chas
;ri
nks,
trac
ks,
socc
erfi
elds
,an
dte
nnis
cour
ts.
The
sepa
rks
are
inte
nded
toth
ecu
rren
tan
dpr
ojec
ted
land
acqu
isiti
onne
eds
for
aR
ecre
atio
nPa
rkin
Fort
St.
Jam
es.
Nei
ghbo
urho
odPa
rks
—
Nei
ghbo
urho
odPa
rks
incl
ude
area
sin
tend
edto
serv
ice
loca
l,re
side
ntia
lne
ighb
ourh
oods
and
shou
ldbe
cent
rally
loca
ted
with
inw
alki
ngdi
stan
ceof
resi
dent
s.N
eigh
bour
hood
Park
sar
eid
eally
2he
ctar
esin
size
(inc
ludi
ngsc
hool
play
ing
fiel
ds)
and
shou
ldbe
loca
ted
adja
cent
toD
istr
ict
o?Fo
rtSt. Ja
mesOff
icia
lE
omin
unity
??la
nNo.
872, E
610
Page45
elem
enta
rysc
hool
sw
here
poss
ible
.T
hese
park
ssh
ould
incl
ude
faci
litie
s,su
chas
;pl
aygr
ound
equi
pmen
tan
dpl
ayin
gfi
elds
and
shou
ldbe
conn
ecte
dby
pede
stri
anin
fras
truc
ture
,su
chas
;a
side
wal
kor
trai
lsy
stem
.
Gre
enbe
lt—
Gre
enbe
ltin
clud
esar
eas
that
are
deem
edto
beun
suita
ble
for
deve
lopm
ent
due
toen
viro
nmen
tal
cons
ider
atio
ns,
such
as;
stee
psl
opes
orse
nsiti
veha
bita
t.G
reen
belts
can
beut
ilize
dfo
rre
crea
tiona
lpu
rpos
es,
but
use
ofth
ese
area
ssh
ould
belim
ited
totr
aild
evel
opm
ent
and
view
scap
ere
stin
gar
eas.
The
obje
ctiv
esan
dpo
licie
sou
tline
din
the
Park
s,R
ecre
atio
nan
dC
ultu
rese
ctio
nof
the
Dis
tric
t of
Fort
St.
Jam
esO
ffic
ial C
omm
unity
Plan
are
inte
nded
toen
hanc
eth
equ
ality
oflif
ean
dle
isur
eop
port
uniti
esin
Fort
St.
Jam
es.
9.2
Obj
ectiv
es
a)It
isth
eob
ject
ive
ofC
ounc
ilto
reco
gniz
eth
eva
lue
ofou
rhe
rita
gean
dto
iden
tify
and
enha
nce
area
sof
uniq
uehi
stor
ical
,ar
chae
olog
ical
and
pale
onto
logi
cal
sign
ific
ance
with
inth
eD
istr
ict o
fFo
rtSt
.Ja
mes
;
b)It
isth
eob
ject
ive
ofC
ounc
ilto
deve
lop
apa
rkan
dgr
eenb
elt
syst
eman
dto
ofco
mm
unity
,as
wel
l as
the
need
sof
tour
ists
;c)
Itis
the.
obje
ctiv
eof
Cou
ncil
tolin
kpa
rks
and
gree
nbel
tsth
roug
hpe
dest
rian
and
trai
linf
rast
ruct
ure.
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge46
d)It
isth
eob
ject
ive
ofC
ounc
ilto
purs
uefu
ndin
gop
port
uniti
esito
deve
lop
aT
rails
Mas
ter
Plan
.
e)It
isth
eob
ject
ive
ofC
ounc
ilto
ensu
reco
ntin
ued
publ
icac
cess
toSt
uart
Lak
e.
f)It
isth
eob
ject
ive
ofC
ounc
ilto
prov
ide
oppo
rtun
ities
for
all
resi
dent
sto
part
icip
ate
inre
crea
tion
and
cultu
ral
activ
ities
.
g)It
isth
eob
ject
ive
ofC
ounc
ilto
ensu
reth
epr
ovis
ion
ofpa
rkan
dre
crea
tion
faci
litie
sto
mee
tth
ene
eds
ofth
eco
mm
unity
;
h)It
isth
eob
ject
ive
ofC
ounc
ilto
‘V
enco
urag
eth
ede
velo
pmen
tof
park
.an
dre
crea
tion
faci
litie
sw
hich
will
enha
nce
the
Dis
tric
t'sre
puta
tion
asa
maj
orto
uris
tde
stin
atio
n;
i)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eco
mm
unity
-bas
edre
crea
tiona
lan
dcu
ltura
lin
dust
ryde
velo
pmen
t;
j)T
heD
istr
ict
will
stri
veto
mai
ntai
nth
eap
prop
riat
eba
lanc
ebe
twee
nth
ene
eds
ofth
ere
side
nts
and
the
need
sof
the
visi
tors
inor
der
tom
aint
ain
the
qual
ityof
life.
9.3
Polic
ies
a)It
isth
epo
licy
ofC
ounc
ilto
iden
tify
and
prot
ect
gree
nbel
tan
dfu
ture
park
area
sas
desc
ribe
dab
ove
and
tode
sign
ate
thes
ear
eas
onth
eO
ffic
ial
Com
mun
ityPl
anM
aps.
As
the
urba
nco
rede
velo
ps,
land
isto
bede
dica
ted
for
park
use
inor
der
toba
lanc
eth
ein
crea
sed
urba
nen
viro
nmen
t.
plan
ning
will
occu
rdu
ring
the
neig
hbou
rhoo
dpl
anni
ngan
dsu
bdiv
isio
nst
ages
ofde
velo
pmen
t.c)
Itis
the
polic
yof
Cou
ncil
toen
sure
that
the
vari
ety
ofpa
rkla
ndde
scri
bed
abov
eis
avai
labl
eth
roug
hout
the
com
mun
ity.
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge47
d)It
isth
epo
licy
ofC
ounc
ilth
atfu
ture
park
land
acqu
isiti
onw
illem
phas
ize
one
orm
ore
ofth
efo
llow
ing
crite
ria:
Suita
ble
topo
grap
hyfo
rpa
rkus
eC
ompa
tibili
tyw
ithsu
rrou
ndin
gla
ndus
eJo
int
use
with
scho
oldi
stri
ctsi
tes
Opp
ortu
nity
tolin
kw
ithgr
eenb
elt
orpe
dest
rian
infr
astr
uctu
reL
ocat
ions
with
inw
alki
ngdi
stan
ceof
resi
dent
sSi
gnif
ican
tna
tura
lor
cultu
ral
amen
ities
Lak
esho
reor
cree
kac
cess
Vie
wpo
ints
and
vist
asE
xpos
ure
tori
ghts
—of
—w
ayfor
incr
ease
natu
ral
surv
eilla
nce
and
safe
ty;
'"'.3
‘.Q
-"‘.
‘°.°
-.°F
7.9’
e)It
isth
epo
licy
ofC
ounc
ilto
acqu
ire
5%of
subd
ivid
edla
ndfo
rpa
rkor
cash
—in
—lie
u ofla
ndde
dica
tion.
The
dete
rmin
atio
nof
whe
ther
land
orca
sh—
in—
lieuis
requ
ired
byC
ounc
ilis
tobe
base
don
the
follo
win
g:a.
Lan
dde
dica
tion
will
bepr
iori
tized
acco
rdin
gto
the
prov
isio
nof
the
diff
eren
ttyp
esof
park
land
desc
ribe
dab
ove.
b.Sm
all
area
s(l
ess
than
0.5
hect
ares
)ar
eno
tac
cept
able
for
dedi
catio
n,ex
cept
whe
rea
sign
ific
ant
natu
ral/c
ultu
ral
feat
ure
ispr
otec
ted
orvi
ewsc
ape
secu
red.
c.L
and
that
isen
viro
nmen
tally
sens
itive
orofs
igni
fica
ntsl
ope
isno
tac
cept
able
for
dedi
catio
n.d.
Prov
isio
nof
trai
lsan
dw
alkw
ays
topa
rks
and
scho
ols
may
bere
quir
edby
Cou
ncil,
but
land
mad
eav
aila
ble
for
this
purp
ose
isno
tto
bein
clud
edin
the
5%pa
rkde
dica
tion.
’
e.C
ash-
in—
lieuo
fpa
rkla
ndsh
all
beca
lcul
ated
upon
the
basi
sof
the
orig
inal
parc
elar
ea(l
ess
the
area
requ
ired
for
publ
icro
ads)
and
am
inim
umof
5%of
this
area
will
bepr
ovid
edas
cash
—in
—lie
uf.
Fund
sac
quir
edfr
omca
sh—
in—
lieuis
tobe
utili
zed
for
acqu
ire
futu
repa
rkla
ndor
tow
ard
the
deve
lopm
ent
ofpa
rks
ortr
ails
.
f)It
isth
epo
licy
ofC
ounc
ilto
mai
ntai
nan
dde
velo
ppa
rks
ina
safe
man
ner
byut
ilizi
ngC
rim
ePr
even
tion
thro
ugh
Env
iron
men
tal
Des
ign
(CPE
D)
prin
cipl
es;
g)It
isth
epo
licy
ofC
ounc
ilto
seek
assi
stan
cefr
omFe
dera
lan
dPr
ovin
cial
sour
ces,
incl
udin
gre
ceip
tof
Cro
wn
land
gran
ts,
tohe
lpde
fray
the
cost
ofpa
rk,
recr
eatio
nar
ea,
and
gree
nbel
tac
quis
ition
and
deve
lopm
ent;
h)it
isth
epo
licy
ofC
ounc
ilto
activ
ely
coop
erat
ew
ithth
eSc
hool
Dis
tric
t,se
nior
leve
lsof
gove
rnm
ent,
and
loca
lvo
lunt
ary
orga
niza
tions
toid
entif
yth
eD
istr
ict’
sre
crea
tion
and
soci
alne
eds:
l3ls
trlc
tof
Fort
St. J
ames
Off
icia
lC
omln
unityPlan
Byl
awNo.
872,
2(l1
0Pa
ge48
a.B
yre
cogn
izin
gth
e im
port
ance
ofop
ensp
ace,
leis
ure
prog
ram
san
dre
crea
tion
faci
litie
s;‘
'
b.B
yco
ntin
uing
the
polic
yof
join
tco
mm
unity
-sch
ool
faci
lity
use;
c.B
ypr
ovid
ing
oppo
rtun
ities
that
are
cons
iste
ntw
ithth
enu
mbe
rsan
dch
arac
teri
stic
sof
the
popu
latio
nto
bese
rved
and
itsab
ility
topa
y;
i)It
isth
epo
licy
ofC
ounc
ilto
cont
inue
toas
sess
the
ongo
ing
need
for
land
,sp
ace
orfa
cilit
ies
inor
der
tom
eet
the
recr
eatio
nan
dcu
ltura
lne
eds
ofth
eco
mm
unity
.
j)It
isth
epo
licy
ofC
ounc
ilto
exer
cise
itsau
thor
ityun
der
the
Her
itage
Con
serv
atio
nA
ctto
desi
gnat
ebu
ildin
gsw
here
appr
opri
ate;
k)It
isth
epo
licy
ofC
ounc
ilto
supp
ort
and
enco
urag
eth
ede
velo
pmen
tof
publ
icar
tfo
rci
vic
faci
litie
s,pu
blic
area
s,an
din
priv
ate
deve
lopm
ents
;
I)It
isth
epo
licy
ofC
ounc
ilto
enco
urag
eth
ede
velo
pmen
tof
com
mer
cial
recr
eatio
nfa
cilit
ies
such
asca
mps
ites,
mar
inas
and
ski
area
s;
vari
ety
ofbe
nefi
cial
cultu
ral
activ
ities
byre
spon
sibl
egr
oups
,se
rvic
ecl
ubs
and
indi
vidu
als;
_
n)It
isth
epo
licy
ofC
ounc
ilto
supp
ort
and
fost
erop
port
uniti
esth
atw
illen
hanc
eth
eco
mm
unity
’scr
eativ
ity,
cultu
rean
dar
ts;
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge49
o)It
isth
epo
licy
ofC
ounc
ilto
wor
kw
ithth
eC
ounc
ilof
Tour
ism
Ass
ocia
tion
(CO
TA),
Tour
ism
BC
and
the
Min
istr
yof
Tour
ism
,C
ultu
rean
dth
eA
rts
toen
cour
age
and
supp
ort
tour
ism
indu
stri
esin
Fort
St.
Jam
es,
p)It
isth
epo
licy
ofC
ounc
ilto
mai
ntai
nan
dde
velo
pa
loca
ltra
ilssy
stem
;
q)It
isth
epo
licy
ofC
ounc
ilto
mai
ntai
nth
eC
otto
nwoo
dM
arin
aan
dim
prov
eth
ein
fras
truc
ture
and
aest
hetic
sto
cate
rto
tour
ists
,re
crea
tiona
lists
and
resi
dent
s.
Bis
tric
tof
Fottg
t. Jam
esrt
atfi
cial
Com
mun
ityB
ylawN
o."g
72,
(201
0Pa
ge
Tra
nspo
rtat
ion
10.1
Bac
kgro
und
inco
oper
atio
nw
ithth
eM
inis
try
ofT
rans
port
atio
nan
dH
ighw
ays,
the
Dis
tric
tof
Fort
St.
Jam
esha
sde
velo
ped
aM
ajor
Stre
etN
etw
ork
Plan
.T
his
plan
refl
ects
the
loca
tion
ofex
istin
gan
dfu
ture
maj
orro
ads
with
inth
eD
istr
icto
fFo
rtSt
.Ja
mes
and
surr
ound
ing
area
s.T
hepu
rpos
eof
the
Maj
orSt
reet
Net
wor
kPl
anis
toid
entif
ya
fram
ewor
kof
maj
orm
unic
ipal
stre
ets
and
high
way
sw
hich
will
prov
ide
mob
ility
thro
ugh
seve
ral
cycl
esof
land
use,
and
perm
itth
eef
fect
ive
mer
ging
ofex
istin
gur
ban
deve
lopm
ent
with
area
sof
futu
rede
velo
pmen
t,in
toa
Iive
able
envi
ronm
ent
whe
retr
avel
can
serv
e,ra
ther
than
hind
er,
the
com
mun
ity.
The
tran
spor
tatio
nne
twor
kis
illus
trat
edon
the
land
use
map
s(S
ched
ules
Ban
dC
),an
dth
eid
entif
icat
ion
ofth
epr
opos
edfu
ture
maj
orro
ads
isco
nsid
ered
tobe
anim
port
ant
elem
ent
ofth
eO
ffic
ial C
omm
unity
Plan
.
The
obje
ctiv
esan
dpo
licie
sou
tline
din
the
Tra
nspo
rtat
ion
sect
ion
ofth
eD
istr
icto
fFo
rtSt
.Ja
mes
Off
icia
l Com
mun
ityPl
anar
ein
tend
edto
deve
lop
and
mai
ntai
na
suita
ble
tran
spor
tatio
nne
twor
kth
atre
flec
tsth
ene
eds
ofre
side
nts,
visi
tors
and
indu
stri
esas
wel
las
toen
cour
age
the
use
ofal
tern
ativ
em
odes
oftr
ansp
orta
tion
such
asw
alki
ngan
dcy
clin
g.
10.2
Obj
ectiv
es
a)It
isth
eob
ject
ive
ofC
ounc
ilto
prov
ide
oren
cour
age
the
deve
lopm
ent
ofan
effi
cien
tne
twor
kof
safe
road
sto
serv
eth
eon
goin
gne
eds
ofth
ere
side
nts
ofth
eD
istr
ict
ofFo
rtSt
.Ja
mes
;
b)It
isth
eob
ject
ive
ofC
ounc
ilto
prot
ect
Hig
hway
27fr
omth
eco
nstr
uctio
nof
unne
cess
ary
acce
sses
and
also
from
inap
prop
riat
e_de
velo
pmen
twhi
chw
illde
trac
tfr
omth
ehi
ghw
ayas
asa
fe,
conv
enie
nttr
ansp
orta
tion
rout
e;
c)It
isth
eob
ject
ive
ofC
ounc
ilto
coop
erat
ew
ithth
eM
inis
try
ofT
rans
port
atio
nan
din
fras
truc
ture
toen
sure
that
Hig
hway
27is
mai
ntai
ned
d)It
isth
eob
ject
ive
ofC
ounc
ilto
supp
ort
the
upgr
adin
gof
the
mun
icip
alai
rstr
ipfa
cilit
ies
whe
nw
arra
nted
byan
incr
ease
inai
rtr
affi
cvo
lum
es.
Dis
tric
tof
iiortSt
. Jam
esOff
icia
l"C
omm
unity
‘Pl
anB
ylaw
1No.
872,
V
Page
51
e)It
isth
eob
ject
ive
ofC
ounc
ilto
enco
urag
eac
cess
ibili
tyan
din
clus
ion
for
all
resi
dent
sto
plac
esin
the
Dis
tric
t,su
chas
com
mer
cial
stor
esan
dre
crea
tiona
lsp
aces
;
f)It
isth
eob
ject
ive
ofC
ounc
ilto
prom
ote
ahe
alth
yco
mm
unity
bypr
ovid
ing
infr
astr
uctu
refo
rw
alki
ngan
dcy
clin
g;'
g)It
isth
eob
ject
ive
ofC
ounc
ilto
unde
rtak
ea
revi
ewof
the
exis
ting
side
wal
kne
twor
kan
dde
velo
ppr
iori
ties
for
inst
alla
tion
and
repl
acem
ent
ofne
cess
ary
side
wal
klin
ks.
10.3
Polic
ies
a)It
isth
epo
licy
ofC
ounc
ilto
coor
dina
teth
efu
ture
loca
tion
ofm
ajor
road
righ
t—of
—w
ays
with
the
Min
istr
yof
Tra
nspo
rtat
ion
and
Infr
astr
uctu
reM
ajor
Stre
etN
etw
ork
Plan
.A
llfu
ture
road
syst
ems
shal
lbe
base
dup
onth
ispl
anan
dar
teri
alro
ads
shal
lbe
sepa
rate
dfr
omre
side
ntia
lar
eas
byap
prop
riat
ebu
ffer
stri
psin
orde
rto
prev
ent
dire
ctac
cess
toin
divi
dual
resi
dent
ial
prop
ertie
s;
b)It
isth
epo
licy
ofC
ounc
ilto
enco
urag
eth
epa
ving
ofal
lex
istin
gst
reet
sin
the
urba
nar
ea,
ona
prio
rity
basi
s,in
acco
rdan
cew
ithth
eD
istr
ict
ofFo
rtSt
.Ja
mes
Com
preh
ensi
veD
evel
opm
ent
Plan
;
c)it
isth
epo
licy
ofC
ounc
ilto
orie
ntpa
rkin
glo
tsto
the
side
orre
arof
build
ings
that
are
com
mer
cial
,bu
sine
ss,
orm
ulti—
fam
ily res
iden
tial
inor
der
tore
duce
the
obtr
usiv
enes
sof
thes
esi
tes;
d)It
isth
epo
licy
ofC
ounc
ilto
reco
gniz
eth
esi
gnif
ican
ceof
bicy
cle
and
pede
stri
antr
affi
can
dto
plan
for
the
futu
rede
velo
pmen
tof
bicy
cle
and
pede
stri
anpa
ths;
ofth
em
unic
ipal
airs
trip
;f)
Itis
the
polic
yof
Cou
ncil
tose
ekto
esta
blis
h,in
coop
erat
ion
with
the
Min
istr
yof
Tra
nspo
rtat
ion
and
Infr
astr
uctu
re,
anon
goin
glis
tof
requ
ired
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge52
9) h)
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
ot872,
2010
high
way
impr
ovem
ents
with
inth
eD
istr
ict,
incl
udin
gim
prov
emen
tsin
turn
ing
mov
emen
ts,
sign
age,
road
wid
enin
gan
dpa
ving
;
Itis
the
polic
yof
Cou
ncil
toha
vede
sign
ated
unde
rth
eH
ighw
ays
&Sc
enic
Impr
ovem
ent
Act
all
ofH
ighw
ay27
with
inth
eD
istr
ict
and
take
wha
teve
rac
tion
isde
emed
nece
ssar
yto
rem
edy
any
untid
yor
unsi
ghtly
prem
ises
adja
cent
toth
ehi
ghw
ayin
acco
rdan
cew
ithth
eA
ctan
dR
egul
atio
nth
ereu
nder
;
Itis
the
polic
yof
Cou
ncil
toen
sure
that
site
san
d corr
idor
sfo
rtr
ansm
issi
onlin
esan
dpi
pelin
es:
a.C
reat
em
inim
alco
nflic
t with
pres
ent
and
plan
ned
land
uses
;b.
Ble
ndw
ell w
ithth
ena
tura
lla
ndsc
ape;
and,
c.A
rem
aint
aine
dto
min
imiz
eth
esc
arri
ngof
the
land
scap
e,th
esi
ltatio
nof
cree
ks,
and
the
pres
ence
ofno
xiou
sw
eeds
.It
isth
epo
licy
ofC
ounc
ilto
ensu
resi
dew
alks
are
prov
ided
for
all
new
urba
nre
side
ntia
lde
velo
pmen
t.
Util
ities
11.1
Bac
kgro
und
The
Dis
tric
tof
Fort
St.
Jam
esis
gene
rally
fully
serv
iced
with
aw
ater
dist
ribu
tion
syst
eman
dsa
nita
ryse
wag
eco
llect
ion
syst
emw
ithse
vera
lar
eas
also
serv
iced
bya
stor
mw
ater
disp
osal
syst
em.
The
Dis
tric
t’s
wat
eris
supp
lied
from
anar
tesi
anw
ell,
assi
sted
bya
wel
lpu
mp,
and
prov
ides
wat
erto
both
the
Dis
tric
tand
the
neig
hbou
ring
Nak
’azd
liR
eser
ve.
The
wat
erdi
stri
butio
nco
nsis
tsof
a16
.7km
ofm
ains
fed
from
a50
0,00
0im
peri
alga
llon
rein
forc
edco
ncre
tere
serv
oir
that
prov
ides
suff
icie
ntst
orag
efo
rfi
repr
otec
tion
and
peak
use
peri
ods.
The
wat
ersy
stem
also
incl
udes
asm
all
boos
ter
stat
ion
with
afi
repu
mp
tose
rvic
eth
ePi
neri
dge
Roa
dar
eaan
dpr
essu
rere
duci
ngst
atio
nsth
atse
rvic
eth
eA
shSt
reet
and
Lak
esho
reD
rive
resi
dent
s.A
1992
and
1997
Wat
erFe
asib
ility
Stud
yid
entif
ied
defi
cien
cies
inth
edi
stri
butio
nsy
stem
topr
ovid
ead
equa
tefi
repr
otec
tion
toth
edo
wnt
own
area
.T
here
port
reco
mm
ende
dth
atex
istin
gw
ater
mai
nsbe
twin
ned,
new
wat
erm
ains
inst
alle
d,th
eex
istin
gw
ell
pum
pbe
upgr
aded
and
ane
wre
serv
oir
inst
alle
d.
The
Dis
tric
tof
Fort
St.
Jam
essa
nita
ryse
wer
syst
emco
nsis
tsof
aco
nven
tiona
lpi
ping
dist
ribu
tion
syst
emto
atr
eatm
ent
faci
lity
loca
ted
onth
eba
nks
ofth
eSt
uart
Riv
er.
The
trea
tmen
tfa
cilit
yco
nsis
tsof
the
two
aera
ted
lago
ons
with
two
anae
robi
cce
lls.
The
faci
lity
also
cont
ains
two
chlo
rine
cont
act
cham
bers
asw
ell
asa
dech
lori
natio
nce
ll.T
here
are
two
lift s
tatio
nsbo
thlo
cate
dne
arSt
uart
Lak
e.O
neis
situ
ated
inth
edo
wnt
own
area
and
the
othe
ris
loca
ted
onth
eN
ak’a
zdli
Res
erve
.T
hesa
nita
rysy
stem
serv
ices
both
the
Dis
tric
t of
Fort
St.
Jam
esan
dth
eN
ak’a
zdli
Res
erve
.
The
Dis
tric
t'sex
istin
gst
orm
sew
ersy
stem
ism
inim
alas
the
maj
ority
ofth
est
reet
sar
eop
endi
tch
and
drai
nto
natu
ral
drai
nage
cour
ses
whe
reav
aila
ble.
The
few
road
sth
atha
vecu
rban
dgu
tter
have
loca
lized
catc
hba
sin
and
stor
mco
nfig
urat
ions
that
drai
nto
ditc
hes
ordr
aina
geco
urse
s.
Util
ityfa
cilit
ies
and
stru
ctur
essu
chas
wel
ls,
pum
ping
stat
ions
,tr
eatm
ent
plan
tsan
dot
her
utili
tybu
ildin
gsth
atse
rvic
ete
leco
mm
unic
atio
nsin
clud
ing
tran
smis
sion
Dis
utlr
iict
ofFo
rtSn
tijya
rmes
Plai
ilgyl
awNo.
yl3r
72,
2010
M7
Page
54
11.2
Obj
ectiv
es
a)It
isth
eob
ject
ive
ofC
ounc
ilto
ensu
reth
atal
lre
side
nts
and
busi
ness
eslo
cate
dw
ithin
the
urba
nco
ntai
nmen
tbo
unda
ryar
esu
pplie
dw
ithsa
fean
def
fici
ent
mun
icip
alse
rvic
esw
ithou
tin
curr
ing
unre
ason
able
cost
s;
b)it
isth
eob
ject
ive
ofC
ounc
ilto
ensu
reth
atin
fras
truc
ture
isde
velo
ped
ina
plan
ned
and
cost
effe
ctiv
em
anne
r.
c)It
isth
eob
ject
ive
ofC
ounc
ilth
atfu
ture
grow
thar
eas
bede
velo
ped
that
take
into
cons
ider
atio
nth
ecu
rren
tin
fras
truc
ture
capa
citie
s,ac
cess
ibili
ty,
the
cost
ofim
prov
emen
t,an
dth
epo
tent
ial
popu
latio
nto
bese
rved
.
d)It
isth
eob
ject
ive
ofC
ounc
ilto
seek
out
appl
icab
legr
ant
oppo
rtun
ities
toup
grad
eth
eD
istr
ict’
sin
fras
truc
ture
.
e)It
isth
eob
ject
ive
ofC
ounc
ilto
inst
all,
whe
nre
quir
ed,
addi
tiona
lca
paci
tyin
the
com
mun
ityw
ater
supp
lysy
stem
,an
dth
eco
mm
unity
sani
tary
sew
ersy
stem
,an
dto
mak
ead
equa
tepr
ovis
ions
for
the
safe
disp
osal
ofso
lidw
aste
s.
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge55
11.3
Polic
ies
a)It
isth
epo
licy
ofC
ounc
ilto
supp
ort
the
deve
lopm
ent
ofm
unic
ipal
wat
eran
dsa
nita
ryse
wer
syst
ems
tose
rvic
eal
l exi
stin
gan
dfu
ture
resi
dent
sand
busi
ness
esw
ithin
the
urba
nco
ntai
nmen
tbo
unda
ry;
b)It
isth
epo
licy
ofC
ounc
ilto
wor
kw
ithth
eR
egio
nal
Dis
tric
tof
Bul
kley
-N
echa
koto
ensu
reth
atso
lidw
aste
faci
litie
sar
ead
equa
tefo
rre
side
ntia
l,in
dust
rial
and
com
mer
cial
user
s;
c)It
isth
epo
licy
ofC
ounc
ilto
com
mun
icat
ew
ithse
nior
gove
rnm
ent, ut
ility
com
pani
esan
dth
epr
ivat
ese
ctor
inor
der
toco
ordi
nate
deve
lopm
ent
plan
sw
ithth
eO
ffic
ial C
omm
unity
Plan
;
d)it
isth
epo
licy
ofC
ounc
ilto
show
the
appr
oxim
ate
loca
tion
oftr
unk
wat
eran
dtr
unk
sew
ersy
stem
son
the
Map
4:E
xist
ing
Serv
ices
and
Topo
grap
hy;
e)It
isth
epo
licy
ofC
ounc
ilto
coor
dina
teits
Solid
Was
teM
anag
emen
tPl
an.
with
that
ofth
eR
egio
nal
Dis
tric
tof
Bul
kley
—N
echa
ko;
f)-
Itis
the
polic
yof
Cou
ncil
toen
cour
age
the
redu
ctio
n,re
use
and
recy
clin
gof
solid
was
tes;
g)It
isth
epo
licy
ofC
ounc
ilto
ensu
reth
atan
adeq
uate
leve
lof
fire
prot
ectio
nbe
prov
ided
byth
eco
mm
unity
wat
ersu
pply
syst
eman
dby
the
Vol
unte
erFi
re’ D
epar
tmen
t;
h)It
isth
epo
licy
ofC
ounc
ilto
upgr
ade
and
repl
ace
sani
tary
sew
ers
and
wat
erlin
esco
nsis
tent
with
itsfi
nanc
ial
capa
bilit
yan
dto
prio
ritiz
eth
ere
quir
edre
plac
emen
tson
the
basi
sof
age,
cond
ition
,si
zeof
lines
,an
dan
ticip
ated
futu
rede
man
dfo
rse
rvic
e;
Dis
tric
tog
lgor
tSt
.Ja
mesOf
figa
l Com
?rnu
nity
872,
Miit
)10i
iiiiii
iii
Page
E6
PAR
TC
Impl
emen
tatio
n
Dis
tric
tof
Fort
St. J
ames
Off
icia
lC
omm
unity
Plan
Byl
awN
o.87
2,20
10Pa
ge57
Impl
emen
tatio
n_
12.1
Impl
emen
tatio
n
The
purp
ose
ofan
Off
icia
l Com
mun
ityPl
anis
topr
ovid
ela
ndus
epo
licy
that
will
gove
rnth
ede
velo
pmen
tan
dpr
esen
tatio
nsof
land
over
time.
The
impl
emen
tatio
nof
anO
ffic
ial
Com
mun
ityPl
anis
faci
litat
edth
roug
hth
eD
istr
ict’
son
goin
gpl
anni
ngpr
ogra
mw
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num
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,th
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ras
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aine
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ithin
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and
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ore
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veye
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.
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amen
dmen
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a)A
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em
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ylaw
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from
am
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2001
toin
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term
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orar
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mov
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rre
use
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reck
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Fort
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masOff
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58
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ply
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edan
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anar
eas
asin
clud
edin
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.f)
Am
end
the
Dis
tric
tof
Fort
St.
Jam
esZ
onin
gB
ylaw
No.
738,
2001
toin
clud
ean
Inst
itutio
nal
zoni
ngdi
stri
ct.
Thi
sam
endm
ent
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.in
addi
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Subd
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icin
gB
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clud
est
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icin
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The
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ral
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for
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gine
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gst
udie
sre
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edto
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emen
tth
isO
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ial C
omm
unity
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that
can
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mpl
eted
atth
eD
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sdi
scre
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over
time
are
asfo
llow
s:
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pdat
eth
eZ
onin
gB
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.A
thor
ough
revi
ewof
the
Zon
ing
Byl
awsh
ould
beco
mpl
eted
inor
der
toen
sure
cons
iste
ncy
with
this
plan
and
the
long
rang
epl
anni
ngin
tent
ions
ofth
eD
istr
ict.
b)Pr
epar
eN
eigh
bour
hood
Plan
sfo
rfu
ture
deve
lopm
ent
with
inth
eU
rban
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tain
men
tB
ound
ary.
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sepl
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eted
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rest
s.c)
Upd
ate
the
Subd
ivis
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Serv
icin
gB
ylaw
No.
599,
1995
.A
thor
ough
revi
ewof
the
Subd
ivis
ion
Serv
icin
gB
ylaw
shou
ldbe
com
plet
edto
refl
ect
serv
icin
gan
dse
rvic
ing
stan
dard
sre
com
men
datio
ns.
inad
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isre
view
can
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rpor
ate
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plor
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Alte
rnat
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anda
rds
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rails
Mas
ter
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topr
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elo
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nge
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tions
.e)
AD
evel
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ent
Cos
tC
harg
eB
ylaw
for
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tric
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esm
aybe
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ted
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rsu
ffic
ient
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pmen
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curr
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rant
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f87
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Page
59
Dis
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St. J
ames
Off
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Plan
Byl
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