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Central Coast
Regional District

Bylaw 302 Bella Coola Official Communtiy Plan

CENTRAL COAST REGIONAL DISTRICT
BELLA COOLA VALLEY OFFICIAL COMMUNITY PLAN
BYLAW NO. 302, 1998



A bylaw to adopt the Official Community Plan for the Bella Coola Valley.
WHEREAS, pursuant to Section 875 of the Municipal Act the Regional Board may have community
plans prepared or revised from time to time;
AND WHEREAS, pursuant to Section 875 of the Municipal Act the Regional Board may prepare an
official community plan for areas outside of a municipality;
NOW THEREFORE, the Regional Board of the Central Coast Regional District in open meeting
assembled, ENACTS AS FOLLOWS:
1) This Bylaw may be cited for all purposes as the "Bella Coola Valley Official Community
Plan Designation Bylaw No. 302, 1998"
2) Schedules 1, A, B, C, and D attached hereto to the Bylaw form an integral part of the
Bylaw.
3) If an action, a section, a subsection, clause or phrase of the Bylaw is for any reason held
to be invalid or illegal by the decision of any court of competent jurisdiction, such decision
shall not affect the validity of the remaining section, subsection, sentences, clauses or
portions of this bylaw.
4) Bella Coola Valley Official Settlement Plan Bylaw No. 85, 1985 and amendments thereto
is hereby repealed.
READ a first time this 13th day of May , 1998.
READ a second time this 13th day of May , 1998.
PUBLIC HEARING held this 13th day of , 1999.
READ a third time this day of , 1999.
APPROVED BY THE MINIISTER OF MUNICIPAL AFFAIRS, RECREATION AND HOUSING
this day of , 1999.
RECONSIDERED, FINALLY PASSED AND ADOPTED by the Regional Board of the Central Coast Regional District this day of , 1999.
___________________________________ _____________________________________
Chairman of the Board Administrator
I, Donna Mikkelson, Administrator of the Cen-
tral Coast Regional District certify that this is a
true and current copy of Bylaw No. 302 of the
Central Coast Regional District cited as "Bella
Coola Valley Official Community Plan Designa-
tion Bylaw No. 302, 1988".
______________________________________
Donna Mikkelson

TABLE OF CONTENTS  

1.0 INTRODUCTION
1.1 What is an Official Community Plan? .............. 1
1.2 What a Plan Can and Cannot ....................... 1
1.3 The Official Community Plan Update ............... 1
1.4 Who has Been Involved in the Planning Process .... 2
1.5 Planning Area ...................................  2
1.6 First Nations Lands .............................. 2
2.0 VISION FOR THE BELLA COOLA VALLEY
2.1 General .......................................... 3
2.2 Fundamental Approach ............................. 3
2.3 Context for the Vision ........................... 3
2.4 Key Features of the Vision ....................... 4
2.5 Concluding Comments .............................. 5
3.0 POLICY FRAMEWORK
3.1 General .......................................... 6
3.2 Residential Development .......................... 6
3.3 Commercial Development ........................... 8
3.4 Industrial Development ........................... 9
3.5 Agriculture and Forestry ......................... 10
3.6 Public, Institutional and Recreational ........... 12
3.7 Natural Hazards .................................. 13
3.8 Natural Environment .............................. 14
3.9 Transportation ................................... 16
3.10 Utilities ....................................... 17
4.0 IMPLEMENTATION
4.1 Subdivision servicing and Zoning bylaw ........... 18
4.2 Agency Liaison ................................... 18
4.3 Siting and Use Permits ........................... 18
Schedule A - Land Use Map
Schedule B - Hazard Land Map
Schedule C - Environmentally Sensitive Areas Map
1.0 INTRODUCTION
1.1 WHAT IS AN OFFICIAL COMMUNITY PLAN?  
Official Community Plans (OCPs) have become a useful and widely adopted policy tool of local governments for land use planning. A plan provides a degree of certainty about
the location and nature of community change to residents and landowners as well as
serving as a guide for local government elected officials when they make decisions
regarding development, zoning and providing the required services to accommodate
growth. A community Plan can provide communities with the certainty that they need
to remain stable living environments. The policies of a Community Plan can also help to
guide the decisions of the building industry in a positive way. They are intended to reflect
a broad consensus of opinion molded into a framework for future development an a
strategy for managing future growth.
In British Columbia, all Official Community Plans are prepared and adopted within the
statutory provisions of the Municipal Act. The Municipal Act prescribes the general content
of Official Community Plans and also sets out a formal procedure for adopting a Plan.
This plan has been prepared and adopted in accordance with the requirements of the
Municipal Act and is , therefore, considered a legal document.
1.2 WHAT A PLAN CAN AND CANNOT DO
The requirements or legislated content of an Official Community Plan are set out in Section
877 of the Municipal Act. The Act outlines a broad framework with which the OCP must
comply, essentially a statement of goals, objectives and policies. In stating the goals,
objectives and policies, the OCP is intended to guide future growth, not to regulate.
The Zoning Bylaw will be the primary tool to regulate development, not the OCP.
The OCP can only encourage senior levels of government to take action by stating the
Regional Boardīs objectives with respect to matters outside its jurisdiction, thus it cannot
force or require senior governments to act. While various agencies have different
responsibilities, the OCP encourages liaison and co-operation between all the authorities.
Furthermore, although the OCP cannot commit the Regional Board to specific expenditures,
the Board cannot enact bylaws or undertake works that are contrary to it without amending
the OCP.
1.3 THE OFFICIAL COMMUNITY PLAN UPDATE
This Official Community Plan is an update of the one that was prepared in the mid 1980īs.
Over the last 10 years a number of events have occurred that necessitate a review of the
Plan, including changes to Provincial planning legislation (Municipal Act), preparation of
the hazard and mapping overview, increased development interest in the Valley, and ever
evolving policies and regulations of various Provincial government agencies. As well, it is
common practice to update an Official Community Plan every 5-10 years.
1.4 WHO HAS BEEN INVOLVED IN THE PLANNING PROCESS
1. The residents of the Bella Coola Valley were invited to participate in the planning process
by way of attending meetings and responding to questionnaires. The first public meeting
was held to present the planning process and to discuss planning issues. At the second
meeting, options were outlined and discussed regarding future residential development  
areas. A draft of the OCP is also being distributed to the agencies for comment. The board will
review all the comments prior to finalizing the Plan.
1.5 PLANNING AREA
1.1. The OCP applies to the areas so designated on the Official Community Plan Maps. Generally
it applies to lends in the Bella Coola Valley outside of the Provincial Forest from the North
Bentinck Arm in the west to Stuie in the east. This area is included within portions of
Electoral Areas C, D and E.
1.6 FIRST NATIONS LANDS
1.2. The OCP does not apply to lands located within any Indian Reserve controlled by the
Nuxalk Nation.
2.0 VISION FOR THE BELLA COOLA VALLEY
2.1 GENERAL  
As an OCP is intended to provide a generalized course of action regarding future land
use and development, the key element of the Plan is the vision by which future growth
can be managed. The vision establishes the foundation for setting goals and objectives
and in formalizing policies. Again, it is important to distinguish between a Zoning Bylaw
which regulates development, and an Official Community Plan which guides future
development.
2.2 FUNDAMENTAL APPROACH
The fundamental thrust of the vision for the Bella Coola Valley is to maintain the rural
character of the Valley while at the same time accommodating new growth that is respectful
of the landīs environmental sensitivity and the Valleyīs natural hazards. Development
proposals or senior government initiatives that do not fit in with this vision are not
considered appropriate for the valley.
2.3 CONTEXT FOR THE VISION
An OCP typically looks 5 to 10 years into the future with regards to managing future
growth. The Bella Coola Valley is in a geographically isolated location within the Province
and as such is not expected to experience significant growth over the next decade. While
statistics may not be available to ascertain historic construction trends, the following
housing unit projections have been prepared to provide a context for future growth.
TABLE 1 : HOUSING UNIT PROJECTIONS
1.3.
1.4. units/year | 20 units/year | 50 units/year

5 year 10 year 5 year 10 year 5 year 10 year
50 units 100 units 100 units 200 units 250 units 500 units

TABLE 2 : RESIDENTIAL LAND REQUIREMENT PROJECTIONS
0.5 - acre Density 1 - acre Density 5 - acre Density
50 units 100 units 200 units 500 units 25 acres 50 acres 100 acres 250 acres 50 acres 100 acres 200 acres 500 acres 250 acres 500 acres 1,000 acres 2,000 acres
These table provide a variety of growth scenarios and land requirements for the valley.
Taking the combination of 10 new dwelling units a year over a 10-year period at an average
density of 1 unit/acre as an example, 100 acres of residential land would be required to
accommodate new development.
While it is neither possible nor advisable to predict growth levels, and OCP should be
structured in such a way that it can respond to a variety of growth scenarios. As such,
this Plan has been set up to accommodate both the short term low growth scenario (i.e.
50 - 100 lots over the next 5 - 10 year period), while at the same time identifying lands  
to accommodate the long term needs or a more accelerated rate of growth.
2.4 KEY FEATURES OF THE VISION
The following are the key elements of the vision for the Bella Coola Valley. These are
intended to be broad statements of intent, their purpose being to set the tone for the
policy framework.
a) Protect the Natural Setting
The Bella Coola Valley has been blessed with a spectacular natural setting. The
grandeur of the mountain ranges, the myriad of rivers and creeks with their sport
and commercial resource fishery, the biodiversity of the Bella Coola River estuary,
and the greenery of the Valley bottom lands all contribute to the unique character
of the area. The preservation and protection of this character is critical to the
residents of the Bella Coola Valley. It is the reason people have chosen the Bella
Coola Valley as their community.
b) Respect the Natural Hazards
While the natural environment certainly provides residents of the Valley with a
unique setting to live, work and recreate in, it also poses a number of constraints
particularly with respect to natural hazards -- be it river flooding, alluvial fan
and debris flows, or avalanches. A major thrust of the Plan is to acknowledge
and respect these hazards and therefore to direct growth to those areas where
the hazard risk can be avoided or minimized.
c) Promote Jobs and the Economy
Jobs and employment help to ensure community stability. An important element
of the Plan is to promote sustainable development by designating lands for
economic development initiatives, be it in the resource sector through community
forests or in the service sector through tourism opportunities.
d) Deliver Services in a Cost Efficient Manner
The development pattern of a community influences to a large extent the public
expenditures that are required to service and support the population. Since the
Bella Coola Valley is elongated and narrow, service delivery is very challenging.
To address this issue, new growth will be encouraged to occur within or in close
proximity to the existing settlement areas, be it the Bella Coola Townsite,
Hagensborg or Nusatsum.
2.5 CONCLUDING COMMENTS
Over the next 5 - 10 years, the Bella Coola Valley will continue to experience changes as
it has over the 5 - 10 years. The changes are not expected to be massive, but will
likely occur gradually in an incremental manner. New housing development will take place
preferably in locations that are not subject to a high degree of hazard and that can be  
serviced with the existing community infrastructure. The Plan calls for the Valley to remain
rural and to retain the character that its residents so clearly value.
3.0 POLICY FRAMEWORK
3.1 GENERAL
The policy framework described in this section of the Plan is intended to provide direction
to the Regional Board with respect to achieving the vision outlined in the previous section.
Decisions that the Board will be required to make on matters such as rezoning proposals.
Infrastructure initiatives, and responding to senior government programs and referrals
will be made consistent with the policy framework described in this section. The policy
framework is not intended to be regulatory. That is the role of bylaws such as the Zoning
Bylaw. Consequently, instead of establishing prescriptive rules such as minimum lot sizes,  
the policy framework focuses on the general direction and thrust of the land use pattern.
3.2 RESIDENTIAL DEVELOPMENT
3.2.1 General Approach
Over the next 5 - 10 year period, the Bella Coola Valley will continue to experience
modest growth in residential development. The challenge facing the Regional Board
is identifying opportunities for new residential development where the risks of the
natural hazards of the Valley are minimized and where residential settlements can
be serviced in an economically viable manner. Another major constraint is the
Agricultural Land reserve. Given these factors, the Boardīs major thrust is to direct
new residential development to established settlement areas, being the Bella Coola
Townsite, Hagensborg and Nusatsum. A longer term initiative is the development
of the Saloompt Benchlands. Land in the Valley, other than the aforementioned
areas, may also be developed for residential use but is not intended to be developed
at the same density or intensity as th four major development areas.
3.2.2 Policies
1) A variety of lot sizes and densities will be accommodated within the three
Primary Settlement Areas - the Bella Coola Townsite, Hagensborg and
Nusatsum. For development proposals that require rezoning, the board will
utilize the following criteria in assessing whether a development proposal should
proceed:
a) is compatible with the character of the surrounding residential
neighborhood;
b) can be serviced with water supply, sewage disposal, roads, and fire
protection in an economical fashion without imposing a financial burden
on the community;
c) can be protected from the presence of a potential natural hazard; and
d) does not negatively impact upon the Agricultural Land Reserve.
2) As noted on the Land Use Map, all development proposals for land within the
Agricultural land reserve shall e subject to compliance of the Agricultural
Land Commission Act and all rezoning and subdivision applications will require
approval from the Agricultural Land Commission. ( See policy 3.5.2(2))
3) New residential development outside of the Primary Settlement Areas will be
accommodated. However, small lot subdivisions, multiple family development,
and mobile home parks will not be considered appropriate outside of the
Primary Settlement Areas, as the board does not intend to create additional
Primary Settlement Areas.
4) The Saloompt Benchland area, identified as Future Primary Settlement Area on
the Land Use Map, is considered the Valleyīs long term development area. Its
major constraint is its poor access and lack of services, and until such
infrastructure can be provided, the area will not be considered appropriate for  
major development. The preparation of a sub-area plan for the Saloompt area
will be required before any major development proposals will be considered
by the board.
A portion of the Saloompt Benchland may in the future assume status as part
of a Community Forest License for small scale harvest. Such operations are
considered compatible with residential settlement areas. Planning for a
Community Forest would include habitat protection (particularly black tailed
deer and grizzly bears), rotation age, and carrying capacity of Community Forest
infrastructure.
5) Prezoning of land for residential use anticipated in this Plan will not be
undertaken. Development proposals consistent with the policies of this Plan,
but not appropriately zoned, will be subject to the rezoning process.
6) In preparing a new Zoning Bylaw, the Board will consider various options and
mechanisms to address the location and siting of manufactured homes,
particularly as they relate to their visibility along Highway 20.
3.2.3 Land Use Map
The Bella Coola Townsite, Hagensborg and Nusatsum areas have been designated
as the Primary Settlement Areas. Given the General nature of the designation,
it should be recognized that, in addition to the Regional District rezoning process,
development of some lands within this designation may also be subject to Provincial
Government regulations such as the ALR or the floodplain. In such cases, these
lands may not be developed until the appropriate Provincial Government agency
has granted its approval. Schedules B and C provide information on hazard lands
and environmentally sensitive areas respectively, matters that will impact upon
future development potential.
Land outside of the Primary Settlement Area that is not situated within the
Agricultural Land Reserve has been designated as Rural. Given the general nature
of the designation, it should be recognized that the development of some of these
lands within this designation may be subject to Provincial Government regulations
relating to environmental matters.
3.3 COMMERCIAL DEVELOPMENT
3.3.1 General Approach
Over the next 5 - 10 year period, the Bella Coola Valley will likely experience a
small increase in commercial development. New commercial development will likely
be as a result of tourist commercial opportunities, and new commercial activities
to service the growth in population. In order to protect the rural character of the
Valley and to avoid strip commercial development along the Highway, new
commercial development will be directed to locate within a Primary Settlement
Area, with the possible exception of tourist commercial development that requires  
close proximity to a recreational amenity such as the ocean, a river or a mountain
setting, and service commercial that would benefit by being in close proximity to
the airport.
3.3.2 Commercial Development
1) New commercial sites will not be prezoned in the Zoning Bylaw, but will require
rezoning.
2) New commercial development that requires rezoning will be required to satisfy
the following conditions:
a) is compatible with the surrounding land uses;
b) can be adequately serviced with water supply, sewage disposal, roads
and fire protection;
c) provides the necessary buffers to minimize impact on adjacent lands
and riparian zones where applicable; and
d) can demonstrate that the commercial activity will create local
employment and enhance local service delivery.
3) The development of new commercial sites along Highway 20 will be required
to be designed in such a manner that avoids a strip commercial appearance.
4) As a means of accommodating commercial development in a rural context, the
Zoning Bylaw will contain regulations that will accommodate home occupations.
3.3.3 Land Use Map
No specific commercial land use designation will be utilized. The Primary
Settlement Areas were considered appropriate for commercial development.
Other land use designations may accommodate commercial development subject
to the satisfaction of the rezoning criteria, and any Provincial Government
regulations.
3.4 INDUSTRIAL DEVELOPMENT
3.4.1 General Approach
Over the next 5 - 10 year period, a modest amount of industrial activity is
anticipated. Industrial activity will be directed to locate in specific locations, namely
the harbour area for those activities that require water access, at the airport and
the Little Valley Forest Products mill site on Saloompt Road where water access is
not important. In certain circumstances, new industrial activity may be situated
outside of these two areas but only if certain criteria can be satisfied.
3.4.2 Policies
1) New industrial sites will not be prezoned in the Zoning Bylaw, but will require
rezoning.
2) New industrial activities that require rezoning will be required to satisfy the
following conditions:  
a) is compatible with the surrounding land uses and does not pose a burden
on adjacent or nearby residences;
b) can be adequately serviced with water supply, sewage disposal and roads;
c) provides the necessary buffers to minimize impact on adjacent lands
and riparian zones where applicable; and
d) can demonstrate that the industrial activity will not create environmental
problems; and
e) can demonstrate that the commercial activity will create local
local employment and enhance local service delivery.
3.4.3 Land Use Map
The harbour, the airport and the Little Valley Forest Products mill site areas have
been designated as Industrial. It is recognized that the airport lands are located
within the Agricultural Land Commission. Industrial activity may
be accommodated in other designated areas provided that the rezoning criteria
can be satisfied.
3.5 AGRICULTURE AND FORESTRY
3.5.1 General Approach
The Agricultural Land Reserve (ALR) is a dominant force in the Valley in that a
considerable amount of land, particularly between the Townsite and Nusatsum, is
located within the Reserve. To a large extent the ALR boundaries in this area of
the Valley coincide with the boundaries of the Bella Coola River floodplain. The
Regional Districtīs overall vision to maintain the rural character of the area generally
respecting the spirit and intent of the Agricultural Land Reserve and its approach
of protecting agricultural land. There are, however, two areas that the Board would
like to be considered for possible exclusion from the Reserve - the pockets of
settlement in the Hagensborg area including land around the airport, and the land
in the Saloompt Road area west of the Saloompt River. The pockets of settlement
in the Hagensborg area adjacent to the Bella Coola Highway are seen as having
logical subdivision infill potential given the ease of access and the availability of
services. The Saloompt Road area is the long term future residential development
area of the Valley and is generally outside the floodplain and alluvial fan areas.
Forestry Activities primarily occur outside of the OCP boundaries within the Dean  
Provincial Forest and therefore is beyond the scope of this Plan. However, there
are areas located within the Forest Land Reserve within the OCP area. Most of these
areas lies east of the Nusatsum River and are not in conflict with existing or future
development initiatives. However, there is one site in the Saloompt Road area that
falls within the Saloompt Primary Settlement Area, and its exclusion from the FLR
would be beneficial to planning the long term development of the Saloompt PSA.
However, in this OCP the Board will not be pursuing exclusion of the land from
the FLR.
3.5.2 Policies
1) The Regional Board supports the Agricultural Land Reserve.
2) The Primary settlement Area designation is intended to recognize and
complement the existing development pattern in the Valley. parts of this area
lie within the ALR and notwithstanding the Boardīs general support for the ALR
it is prepared to support applications to the Agricultural Land Commission for
exclusion, subdivision and non-farm uses in the Primary Settlement Areas,
provided they are accompanied by rationale explaining the underlying need
for the development and how it will complement the goal of a more compact
efficient settlement pattern. The Agricultural Land Commission had advised that
it is prepared to give serious consideration to applications, supported by the
Board, on lands under the Primary Settlement Area designation.
3) The Regional Board supports the Forest Land Reserve.
4) The Regional Board supports the creation of a Community Forest within the
Bella Coola Valley.
5) The Regional Board will pursue with the Ministry of Forests the fine-tuning of
the Provincial Forest boundary to accommodate initiatives such as community
forests, economic development or residential settlement.
3.5.3 Land Use Map
The land within the Agricultural Land Reserve (ALR) have been designated
Agricultural in the Land Use Plan except for those lands within the ALR located
within the Primary Settlement Area designation, in which case the ALR boundary
has been identified.
The lands within the Forest Land Reserve (FLR) have been designated Forestry in
the Land Use Plan.  
3.6 PUBLIC, INSTITUTIONAL AND RECREATIONAL
3.6.1 General Approach
Public, institutional and recreational includes lands that are used to provide services
to the population, such as schools, parks, community centers, etc. The Boardīs
approach is to generally accommodate such land uses anywhere within the OCP
area.
3.6.2 Policies
1) With regards to Section 941 of the Municipal Act, the Regional District will
determine for each individual subdivision whether 5% of the subdivided land
or money in lieu may be required. In general, the Regional District will require
land to be dedicated as park land as a condition of subdivision approval in
cases where suitable land exists, both in terms of terrain and location for the
development of an active park for being part of a trail system, or for protection/
preservation of an environmental amenity.
2) Community facilities serving the needs of the population will be encouraged
to locate within the Primary Settlement Areas. However, where such locations
cannot be secured, other locations will be considered appropriate provided
that the site can be adequately serviced and be adequately protected from a
natural hazard.  
3) No new school sites will be needed during the lifetime of this Plan.
4) The Regional District will encourage major property owners such as B.C Hydro,
the forest companies, B.C. Environment and Lands, etc. to designate lands for
public open space that may be environmentally sensitive or that may be
particularly important to the community. One such example would be the Bella
Coola River estuary.
3.6.3 Land Use Map
Other than major parks and recreational areas such as the Saloompt Forest
Trail, Tweedsmuir Park, Walker Island, Lobelco Hall/Fairgrounds and Snootli Creek
Park being designated Recreational, site specific public and institutional uses have
not been specifically designated.
3.7 NATURAL HAZARDS
3.7.1 General Approach
There are a number of natural hazards within the Bella Coola Valley, be it
floodplain, alluvial fan or avalanche. These hazards are generally identified on
the Hazard Map attached as Schedule B to the Official Community Plan. The Boardīs
general approach with respect to hazard lands is to direct development to be located
outside of hazard areas. However, given the preponderance of hazard land in the
Valley, it may not be possible to completely avoid development on hazard land.
In such cases, development will be accommodated but only when specific measures
are undertaken to reduce the risk of hazard, be it floodproofing of buildings or
construction of protective works. Notwithstanding the Boardīs willingness to
accommodate limited development on hazard lands under certain conditions, the
Board acknowledges that development within hazard lands will, in most cases, be
subject to Provincial Government approval.
3.7.2 Policies
1) In considering the approval of development proposals, the Regional Districtīs
review will take into account the presence of a hazard. In cases where Provincial
approvals are not required, the Regional District may require that a hazard
study be undertaken to address the hazard issue.
2) The Regional District will work with provincial and federal government agencies
to manage th use development of hazard lands.
3) The Regional District may consider introducing a Siting and Use Permit process
as a means of regulating the siting and construction of buildings within hazard
lands. Implementation of this policy would enable restrictive covenants and
regulations imposed by the senior levels of government to be better enforced.
4) The Regional District will encourage the BC Environment and Lands - Water  
Management Section to undertake a more comprehensive review of the hazard
lands within the Valley with the intent of better defining the areas of the Nusatsum
Alluvial Fan given the inclusion of this area within a Primary Settlement
Area.
5) The Regional District will continue to liaise with the Ministry of Environment
with respect to resolving the issue of long term maintenance of protective works
6) Recreational open space, agricultural, and forestry uses are considered
appropriate use of hazard lands that can not be mitigated or protected..
3.7.3 Hazard Lands Map
Areas considered as natural hazard (i.e. floodplain, alluvial fan and avalanche) are
not specifically identified as such on the Land Use Map; that is the role of Schedule
B, the Hazard Map. The Land Use Map identifies general land uses and shall be
used in conjunction with the Hazard Lands Map in determining appropriate future
land uses.
3.8 NATURAL ENVIRONMENT
3.8.1 General Approach
Given the limited resources of the Regional District, the OCP acknowledges that
the protection of the natural environment in the Bella Coola Valley will largely be
the responsibility of the Federal and Provincial Governments. However, the Regional
District recognizes the need to live, work and recreate in a clean, healthy
environment and is committed to protecting natural areas for the habitat of fish
and wildlife and for the enjoyment of its residents and ecotourists within the extent
of its authority. The Regional District also recognizes that a balance needs to be
struck between environmental protection and economic development, as both are
essential to achieving the long term vision for the Valley. Areas that have been
identified as environmentally sensitive are shown on Schedule C. Environmentally
3.8.2 Policies
1) The Regional Board will work with the Provincial and Federal Governments to:
a) protect the riparian areas adjacent to fish and waterfowl habitats;
b) control soil erosion and sediment from surface water flows;
c) minimize the impact of instream work and construction activity adjacent
to waterways;
d) prevent the discharge of pollutants into waterways; and
e) maintain fish passages in waterways for all salmonid stages.
Although the Board can play a role in achieving these objective, the Federal
and Provincial Governments have jurisdiction over these matters.  
2) The Regional Board will work with the Federal and Provincial Governments
to protect the wildlife and fish habitat values.
3) The Regional Board will encourage the Federal and Provincial Governments to conduct further inventories and studies of the fish and wildlife value of
the Valley.
4) For rezoning applications, the board may request that environmental impact
studies be undertaken to address an environmental value pertaining to the
property subject to the application.
5) The Board will encourage and facilitate the identification, protection and
conservation of archaeological sites located within the Plan area.
Development proponents are encouraged to consider archaeological
resources during all phases of project planning, design and implementation.
Archaeological sites are protected through designation as Provincial heritage
sites or through automatic protection by virtue of being of particular historic
or archaeological value, or otherwise contain artifacts, features, material
or other physical evidence of human habitation or use before 1846 (section
6). Protected archaeological sites may not be destroyed, excavated or altered
without a permit issued by the Minister or designate.
Archaeological sites are identified on the Environmentally Sensitive Areas
Map -- Schedule C.
3.8.3 Environmentally Sensitive Areas Map
Areas identified as Environmentally Sensitive are not specifically identified as much
on the Land Use Map; this is the role of Schedule C, the Environmentally Sensitive
Areas Map. The Land Use Map identifies general land uses and shall be used in
conjunction with the Environmentally Sensitive Areas Map in determining
appropriate future land uses. Note that much of the Fish Habitat Area (F) along
the Bella Coola River coincides with an existing Section 12 Map Reserve established
on behalf of BC Environment and Lands - Fish and Wildlife Section.  
3.9 TRANSPORTATION
3.9.1 General Approach
Given the linear nature of the Bella Coola Valley, Highway 20 is the spine and lifeline
of the community area as it provides the primary access for residential areas, for
commercial services, for community amenities, and for industry. Although the
Valley is linked to other areas in the province by sea ( Bella Coola Ferry Terminal )
and by air ( Bella Coola Airport ), Bella Coola is still considered to be relatively
isolated. Since alternative road access to the Valley is not positive, the Regional
Board will continue to rely on the important role that Highway 20 plays in the
Valley and will consider same in reviewing development applications. It is
recognized that Highway 20 is a Provincial Highway and will continue to be under
the jurisdiction of the Ministry of Transportation and Highways.
3.9.2 1) During the time frame of this Plan, no new major roads will be required to
service development. Minor or internal local roads serving new subdivisions
will be expected.
2) The Regional District will continue to liaise with the Ministry of Transportation
and Highways regarding rezoning and subdivision applications.
3) To service major development in the Saloompt Benchland Future Primary
Settlement Area, the Regional District will require that an improved crossing
of the Bella Coola River be provided, the cost to be borne by the developer.
4) The Regional District will continue top support the operation of the Bella Coola
Airport. Although portions of the airport lands are located in the Agricultural
Land reserve and are therefore subject to the provisions of the Agricultural
Land Commission Act, the airport lands on the south side of the runway have
not been designated Agricultural on the Land Use Map, rather said land has
been designated Industrial.
5) the Regional District will continue to support the Bella Coola to Vancouver
Island ferry service.  
3.9.3 Land Use Map
Highway 20 is identified on the Land Use Map as a Major Road. No other roads
have been identified as Major Roads on the Land Use Map.
3.10 UTILITIES
3.10.1 General Approach
All new development requires water supply and sewage disposal. In some cases
where the parcels are large enough and the locations are suitable, private individual
wells and septic tanks/fields will be appropriate. For smaller lot sixes within the
established settlement areas, community water and sewer systems will be required
such as in the Bella Coola Townsite and Nusatsum areas.
The supply of power is another control element of community growth. The power
supply in the Valley is considered a limiting factor insofar as attracting new growth
and development, particularly economic development, and therefore the Board will
seek solutions to this problem during the time frame of this Plan.
3.10.2 Policies
1) The regional District will encourage infilling of the Primary Settlement Areas
as identified on Schedule A before extending full services to new areas.
2) The Subdivision Servicing and Zoning Bylaw will establish the applicable
servicing requirements for new subdivisions and building activity.
3) The regional District will continue to liaise with the Ministry of Health and the
Ministry of Environment regarding the issues of sewage disposal and water
supply. It is recognized that a community sewer system would aid in preventing
potential health hazards as existing sewage disposal systems fall. Prior to
approving new development in the Hagensborg and Nusatsum PSAs, the ability
of the existing water systems to service this development will be explore.
4) The regional District will engage in discussions with B.C. Hydro regarding
exploring options to improve and enhance the power supply in the Bella Coola
Valley.
5) In accordance with the Solid Waste Management Plan, the Thorsen Creek Landfill
will continue to function as the Valleyīs primary landfill and is expected to do
so well beyond the lifespan of this Plan.
3.10.3 Land Use Map  
Schedule A identifies the Primary Settlement Areas, the areas considered most
appropriate for community water and sewer.
4.0 IMPLEMENTATION
In order to implement the policies of the Plan and achieve the vision, the following
implementation actions are outlined.
4.1 SUBDIVISION SERVICING AND ZONING BYLAWS
These two bylaws were enacted in the 1980īs and need to be updated to reflect the vision and policy framework of the OCP. This may involve the zoning of previously unzoned areas to the east and west currently zoned lands.
4.2 AGENCY LIAISON
Continue to liaise with the following agencies:
a) Ministry of Transportation and Highways regarding subdivision approval;
b) BC Environment and Lands - Water Management Section regarding flooding and
alluvial fan issues and maintenance of protective works;
c) BC Environment and Lands - Water Management Section regarding solid waste
management;


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