Cowichan Valley Regional District
Cobble Hill Village Plan – Schedule A, Appendix C
Official Community Plan
No. 3510
__________________________________________________________________________________
Cowichan Valley Regional District
Cobble Hill Village Plan
Schedule A, Appendix C
South Cowichan Official Community Plan Bylaw No. 3510
Amended up to and including Bylaw No. 4038
CONSOLIDATED FOR CONVENIENCE ONLY
Please check with the Planning & Development Department (250-746-2620) for current
information on this Bylaw
__________________________________________________________________________
NOTE: CVRD Planning & Development Department staff have made every effort to provide the most up-to-date version of this
consolidated bylaw and the associated maps. Nevertheless, this document may be somewhat out of date, particularly if there are
amendments underway. Persons using this consolidated bylaw text and the maps should not rely on them for legal purposes or to make
important decisions.
AMENDING BYLAWS:
3604 General File, Text and Map, June 11, 2014
4038 (Chickens), Text, December 14, 2016
COBBLE HILL VILLAGE PLAN
TABLE OF CONTENTS
Page
1.
SECTION 1: INTRODUCTION ............................................................................................ 1
1.1: Cobble Hill Yesterday ................................................................................................... 3
1.2: Cobble Hill Today ......................................................................................................... 5
1.3: Cobble Hill Tomorrow ................................................................................................... 6
2.
SECTION 2: COMMUNITY PRIORITIES AND GUIDING PRINCIPLES.............................. 9
3.
SECTION 3: VISION STATEMENT AND GOALS............................................................. 11
4.
SECTION 4: GENERAL POLICIES .................................................................................. 12
5.
SECTION 5: RESIDENTIAL DESIGNATIONS .................................................................. 14
5.1: Village Residential Designation Policies ..................................................................... 15
5.2: Mixed Use Residential Designation Policies ............................................................... 18
5.3: Manufactured Home Park Designation Policies .......................................................... 19
6.
SECTION 6: COMMERCIAL DESIGNATIONS ................................................................. 20
6.1: Village Commercial Designation Policies .................................................................... 22
6.2: Mixed Use Commercial Designation Policies .............................................................. 24
7.
SECTION 7: INDUSTRIAL DESIGNATION ...................................................................... 25
8.
SECTION 8: PARKS AND INSTITUTIONAL DESIGNATION ........................................... 27
9.
SECTION 9: VILLAGE AGRICULTURAL DESIGNATION ............................................... 32
10.
SECTION 10: COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA ...................... 35
10.1 Cobble Hill Village DPA Establishment ...................................................................... 35
10.2 Cobble Hill Village DPA Justification .......................................................................... 36
10.3 Cobble Hill Village DPA Applicability .......................................................................... 38
10.4 Cobble Hill Village DPA Guidelines and Exemptions ................................................. 39
10.5 Cobble Hill Village DPA Variances............................................................................. 59
10.6 Cobble Hill Village DPA Requirements ...................................................................... 59
10.7 Cobble Hill Village DPA Application Requirements/Security ...................................... 60
10.8 Cobble Hill Village DPA Violations ............................................................................. 60
10.9 Cobble Hill Village DPA Penalty ................................................................................ 60
10.10 Cobble Hill Village DPA Severability ........................................................................ 61
1
SECTION 1: INTRODUCTION
This Section of Official Community Plan Bylaw 3510 is Schedule A - Appendix C – Cobble Hill
Village Plan. It sets out a long term vision, goals, objectives and policies for the Cobble Hill
Village area, which includes lands located within the Cobble Hill Village Containment Boundary
(VCB), as shown on Figure 1-A. Cobble Hill Village is a small, unincorporated settlement located
west of the Trans Canada Highway in an agriculturally oriented setting. It has a unique, rustic
appeal and is mainly noted for agricultural activities, rural ambiance and heritage values. It
consists of a commercial core where services are available, and where the Cobble Hill Fair has
been hosted each year, and the residential settlement areas nearby. It is in this area that most
future development in Electoral Area C will occur. Future growth and development in this area
will provide a revitalized core and a diverse array of housing to ensure that the needs of the entire
community are met, from young families to seniors who wish to remain in the community. At the
same time, the rustic, rural character of the village will be preserved.
FIGURE 1-A
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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It is important to express that the South Cowichan OCP is essentially a four-document plan that
includes a main OCP document and three village plans. The main OCP document affects lands
within the entire Plan area (Electoral Areas A (Mill Bay/Malahat), B (Shawnigan Lake) and C
(Cobble Hill), including within the Cobble Hill Village area. To fully understand the policy
framework in this Cobble Hill Village Plan, it is necessary to review Sections 1 through 10 of the
main OCP document, as it provides goals, principles, objectives and policies for environmental
protection, climate change and energy efficiency, economic development, social sustainability,
heritage conservation, and village containment boundaries for all Plan area lands, including
Cobble Hill Village. Sections 18 to 23 provide transportation and servicing policies for lands
within and outside of the Cobble Hill Village Containment Boundary, while Section 25 provides
objectives and policies to implement the entire OCP.
This Plan has been achieved through extensive public consultation with the community. All
subsequent bylaws enacted or works undertaken by the CVRD must be consistent with this Plan.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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1.1
COBBLE HILL YESTERDAY:
The first people to inhabit the lands surrounding Cobble Hill were the Coast Salish nations of
Malahat, Cowichan, Tsawout, Tsartlip, Pauquachin and others, who used this locale for
settlement purposes as well as for camping, fishing and gathering. Lands in the village area are
within the tradition territory of the First Nation bands that originally inhabited them.
The unincorporated village of Cobble Hill was first developed around 1850, when the earliest
settlers of European descent began to arrive. Initially, these pioneers had to walk or travel by
horse and buggy to Harrisville (Cowichan Bay) to purchase supplies. When the Railway was built
through Cobble Hill in 1887, the small settlement began to evolve into what was, in the late
1800’s and early 1900’s, the main community in the Cowichan Valley. A railroad construction
engineer by the name of J.W. Graff had a seven room home built called the “white house”, which
served a boarding house and landmark for many years. It was located near the site of the Cobble
Hill School on Watson Avenue. The Cobble Hill Railway Station was another central feature at
that time, boasting a baggage room, ticket office, telegraph office and a waiting room with a potbellied stove. Today’s road network reflects the historic layout of the community in which all
trails and roads in the area led to the railway station. It was a main focal point of the community
- even the first post office operated out of an old boxcar.
As a railway community, Cobble Hill was complete and compact, with a wide variety of services,
including a bank, telephone office, creamery, feed store, blacksmith, bakery and other businesses.
In 1892, the Station Hotel (later called the Wilton Place Hotel) was built across from the Train
Station on Cobble Hill Road. It was a popular and thriving enterprise, with several hotel rooms, a
saloon, and a tea room. The entry hall was impressive with its large player piano that provided
lively entertainment. A year later in 1893 the first community hall was constructed, on the corner
of Hutchinson and Cobble Hill Road.
The population grew quickly and early in the 1900’s the Walton Store (now Cobble Hill Market),
the Bonner Block and stores along Garland Avenue were built. Services expanded to include a
lumber store, hardware store, general merchant, shoe repair shop, garage, church and a school. In
1912, over 500 residential lots were created on 300 acres. The first school was constructed on
Watson Avenue and opened in 1915.
The first Cobble Hill community water system was established in 1914. The system was
comprised of a 5,000 gallon earthen reservoir and a two-inch water line that delivered 60 pounds
of pressure to 25 homes and businesses in the core area. Of the water quality, the owner of the
system (George Bonner) is quoted in the Daily Colonist as stating “a recent report from the
sanitary inspector showed the water test sample was No. 1 – about the best you can get”. The
system was operated by the Bonner family until 1986 when it was turned over to the Cobble Hill
Water Improvement District.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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Cobble Hill was a prosperous and busy community until the 1940’s. The Wilton Place Hotel
burned down in 1942 and was never rebuilt. Meanwhile the automobile began to surpass railway
transit as the preferred mode of transportation. The highway was moved to its current location in
the middle of the last century. Its new location bypassed Cobble Hill and with the increased
dominance of the automobile a deceleration of development in the village was inevitable. Mill Bay
and Duncan became the areas of growth. As large trucks began moving lumber and freight, trains
that had attracted so many to Cobble Hill Village became fewer and fewer, and over time the
buildings that helped form the lively community began to disappear.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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1.2
COBBLE HILL TODAY:
The defining characteristics of Cobble Hill Village include its
rural nature, plentiful greenspace, agricultural orientation and
rich history. The annual Fall Fair, one of the oldest of its kind in
Canada, is held on the grounds of the Farmer’s Institute in the
village centre, bringing residents together each autumn. Cobble
Hill hosts a diverse population where citizens actively participate
in community affairs. This helps to foster a strong sense of
identity with area residents.
There are about 900 residents in Cobble Hill Village, residing
primarily in single family residential neighbourhoods. The
business community includes the core retail area, an industrial
business on Cobble Hill Road, and the business sector along
Fisher Road. In all, there are about 50 businesses and institutional
uses located in the village. Many of the businesses are homebased.
Although the outlying Cobble Hill electoral area has grown
steadily, the community has retained its rural, agricultural and
heritage character. Cobble Hill continues to be a small, authentic
village with a quiet rural atmosphere, a strong sense of history
and an abundance of open space and public institutions. The
village is still relatively peaceful, clean and unspoiled, in part
because of its location along the railway and away from the Trans
Canada Highway.
Although it is not without constraints, Cobble Hill has a good water supply, effectively operated
by the Cobble Hill Water Improvement District. Much of the village area is also serviced by a
high quality sewage treatment facility with capacity for expansion.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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1.3 COBBLE HILL TOMORROW
The Local Government Act requires the Official Community Plan to ensure that anticipated housing
needs will be met for a period of at least five years. As the CVRD has nine electoral areas, and
therefore does not review each OCP on a five year basis, this OCP aims to provide for housing
needs to 2026.
Stats BC - Ministry of Citizens’ Services, have provided projections for population increases by
Electoral Area for the South Cowichan. As shown in the Table below, the population of Electoral
Area C (Cobble Hill) is expected to increase from 4,828 in 2011 to 5,606 in 2026 – an increase of
778 people.
Year
Projected Total Population and Growth Rates for Electoral Area C – Cobble Hill
Total Population
Annual Population Growth
Rate (%)
4536
2006
4828
2011
4884
2012
4936
2013
4988
2014
5041
2015
5097
2016
5150
2017
5202
2018
5255
2019
5307
2020
5359
2021
5412
2022
5463
2023
5512
2024
5559
2025
5606
2026
Source: BC Stats, Ministry of Citizens’ Services
1.1
1.2
1.1
1.1
1.1
1.1
1.0
1.0
1.0
1.0
1.0
1.0
0.9
0.9
0.9
0.8
Should the average household size remain the same as in recent years (2.5 people per household),
this projected population increase translates into a need for 20 dwellings per year, 103 by 2016,
and 312 by 2026, for the entirety of Electoral Area C (Cobble Hill).
Cobble Hill Village Containment Boundary
Anticipated Housing Needs to 2026
Time Frame
Annual
By 2016
By 2026
Number of Dwellings
20
103
312
Potential housing supply is the amount of housing that can be created within the framework of an
official community plan, without amending the OCP. While some growth will occur through the
infilling of residential areas located outside of the Cobble Hill Village Containment Boundary
(VCB), most will be encouraged to occur within the VCB. It is therefore important to ensure that
Cobble Hill Village can absorb anticipated housing needs.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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A technical assessment of developable lands within Cobble Hill Village indicates that there is a
potential through subdivision (and in some cases rezoning without amending the OCP) to provide
at least 422 dwelling units:
Housing Capacity – Cobble Hill Village
Land Use Designation
Village Residential-0.09 ha
Mixed Use Commercial-20 units per ha
Total
Dwelling units
382
40
422
This housing supply estimate is very conservative because it does not include the potential for
residential units in the Village Commercial Designation, where residential units are encouraged
above commercial uses. Nor does this housing supply estimate include secondary suites and
secondary dwelling units, the infilling of vacant lots, or the potential for rezoning applications to
occur for multiple family housing, or from the Suburban Residential Zone to the Village
Residential Zone. Additionally, it is anticipated that some multiple family dwellings will be
created in lieu of the potential for single family dwelling infill.
As the community grows, Cobble Hill Village has the potential to become a more complete
community where residents can live, work, and enjoy many recreational amenities. A mix of
residential and commercial development will be encouraged in the Village core (see Figure 1A),
while commercial businesses will continue to be oriented around a heritage theme. Strict
guidelines will ensure that new development is consistent with the village character. The types of
commercial development found to be desirable to residents through the public input process
include uses such as a bakery, restaurant, organic market, museum, tea room, coffee shop,
bank/credit union, and medical office, among others. The commercial core area will be expanded,
through rezoning applications, along Garland Road.
Lands between the Evergreen School and the commercial core will be designated as Mixed Use
Residential, where additional small scale commercial uses can be introduced. A farmers market
and other secondary agricultural uses will be encouraged between the Fisher Road industrial area
and the residential area. This will support agriculture and help to mitigate impacts of existing
industrial uses on the village residential areas.
Industry will continue to flourish along Cobble Hill Road and in the northeast at the Fisher Road
industrial area. Industrial development will be supported by encouraging uses that are compatible
with the rural village setting and are capable of providing employment opportunities.
Single family neighbourhoods will remain predominant in Cobble Hill Village; however the OCP
recognizes the need for other forms of housing that can better accommodate a diverse population.
Diverse housing types are required to address the changing demographics of the community, in
particular the aging population on Vancouver Island, the high price of housing in relation to
average family incomes, and the need to retain young people in the community to support a
healthy economy.
To address the need for affordable housing, residential uses may be established above commercial
establishments, secondary suites and secondary dwelling units are encouraged, rezoning
applications will be encouraged to provide multiple family housing developments, and community
amenity contributions will be required for the provision of affordable housing and other
community benefits. The Cobble Hill Commons, now owned by the CVRD, has potential for
affordable housing for seniors or young families, and will be designated and zoned to encourage
parkland, a community centre amenity, and/or an affordable housing use.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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All multiple family, commercial, and industrial development will be subject to development
standards in terms of environmental protection, protection of groundwater, landscaping, lighting,
signage and building design. All development will be consistent with the rural, heritage character
of Cobble Hill Village. Stormwater management guidelines will be integrally linked to landscaping
requirements, which will encourage more greenery, as well as more public space. While residents
recognize the need to revitalize the village, they also want the community to remain rural and
peaceful.
Improvements to the public transit system, including construction of well-defined bus stops,
pedestrian walkways, bike paths, rail corridors and other amenities, and increased road safety can
also enhance the quality of life and improve transportation options in Cobble Hill. Priority will be
given to the creation of pedestrian and cycling trails between key community destinations, such as
the Cobble Hill Hall, the schools, parks and residential neighbourhoods.
The long-term viability and health of the environment, economy and social services are at the
forefront of many people’s concerns today. There is a widespread desire to ensure a healthy,
sustainable community that celebrates its heritage while looking to the future.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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SECTION 2: COMMUNITY PRIORITIES AND GUIDING PRINCIPLES
Cobble Hill residents wish to have a good level of daytime activity in the village core area, and to
maintain and enhance Cobble Hill Village as a desirable place to live by building on its small scale,
heritage character, its rural agricultural atmosphere, and quiet residential neighbourhoods. The
following are guiding principles which will be considered when implementing the OCP:
a. Character, Scale and Community Design: The CVRD will preserve the village’s small rural
nature through the implementation of the OCP policies and development permit area
guidelines of this Section of the OCP, which provide direction for future development. The
village character will be protected by focusing on the form and pattern of existing
development. Small scale growth is desirable, but will not alter the community’s basic appeal
and will have regard for the village’s heritage elements….
b. Development Review: In reviewing development applications for the village, the Regional
District will have regard for the supply of developable land within the Village Containment
Boundary, with a view to ensuring a balance of commercial and residential development in the
central core area and residential uses in the remainder of the village, and maintaining the
small-scale village character. The proposed development will only be permitted if it
demonstrates community, historic, and environmental sensitivity.
c. Residential Development: The OCP seeks to achieve a balanced mix of residential uses, to
better meet the needs of a diverse population within the village area. The majority of
residential development will continue to be single family dwellings. Emphasis will also be
placed on providing housing opportunities for seniors, through assisted care developments and
multiple family housing. To provide for a livelier commercial core area and accommodate a
diversity of housing, residential uses will be permitted above commercial businesses, and
rezoning applications will be encouraged to provide low-density (e.g. 18-20 units per ha).
d. Commercial Development: Commercial uses will be small scale and aimed toward serving
the needs of the local community. Existing commercial uses are supported by the OCP and are
encouraged to continue operating in the village. New commercial uses will be in keeping with
the small scale, heritage character.
e. Parks and Recreation: The CVRD will meet the parks and recreational needs of the village
area through the development of existing public lands, where possible through the purchase of
new lands, and through amenities acquired during rezoning of lands. Cobble Hill Village has
and will increase its significant public holdings and will become one of the most active,
healthy, and participatory communities on Vancouver Island, with both indoor and outdoor
public gathering spaces. A train station development will be provided, although possibly
adjacent to the VCB. The Highway works yard at the junction of Fisher and Holland Roads
has been purchased by the CVRD and will be developed into a community facility such as a
seniors’ centre or affordable housing, or village parkland, in accordance with the wishes of the
community.
Walkways, bike paths and similar facilities will be developed for access to and between
significant public spaces, including Watson Park, the commercial core, Cobble Hill Mountain,
the Farmer’s Institute and any new residential development. A street beautification plan will
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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work toward boulevard streetscapes that provide narrower streets and more public space, to
further beautify the village while providing trails and walkways for residents. Traditional
sidewalks are not supported in Cobble Hill Village.
f.
Economic Development: Commercial businesses that are small scaled and respectful of the
agricultural and heritage character of Cobble Hill will be encouraged in the core area of the
village. Home based businesses will also be encouraged provided that they are small scale and
unobtrusive.
Village industrial uses will continue to be located in the northeast part of the Village near the
Trans Canada Highway, and will be encouraged to provide meaningful, living-wage
employment for residents. Government offices will be permitted so as to encourage
regionalization of provincial agencies. Industrial uses that could potentially create a nuisance
by noise, smell, or odour spillover into residential areas will not be encouraged. Value added
agricultural businesses are encouraged.
g. Environmental Concerns: The protection of the natural environment will be given priority
by the CVRD when developments are being considered. Village residents are concerned with
the protection and enhancement of natural features within the village. Of particular interest is
the general drainage regime within the village area, and impacts downstream toward Dougan
Lake. Future urban development will connect to a community sewer system, eliminating the
need for septic fields and reducing the threat of groundwater pollution. Residential areas will
continue to have lot coverage ratios that encourage greenspace and all areas will be consistent
with guidelines to prevent rainwater runoff conditions.
h. Roads and Transportation: The CVRD will encourage the development of an improved
transportation system in Cobble Hill Village, consisting of improved bus transit – which will
steadily improve as community development occurs. If rail service is improved, a train station
should be considered in Cobble Hill, with connections to bus services. For the road system,
modified road standards and traffic calming measures such as structural impediments and road
narrowing, could slow traffic and provide space for pedestrian and cycling trails. A street
beautification and trail plan is proposed as an implementation tool for this plan.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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SECTION 3 VISION STATEMENT AND GOALS
Vision Statement
Cobble Hill Village is an agricultural community with a rural, heritage character - slow, steady
population growth is anticipated, helping to build an active, welcoming commercial core and an
abundance of public open space, making it one of the most desirable places to live on Vancouver
Island.
Village Plan Goals
1. To preserve and enhance the rural village character;
2. To ensure that the Village area remains compact and becomes complete, whereby residents
have the option to live, work and play without being required to travel elsewhere;
3. To preserve and celebrate heritage and the unique identity of Cobble Hill Village;
4. To provide a mix of housing types and tenures for a diverse population;
5. To encourage new businesses and industries, create employment, and appeal to a skilled,
diverse workforce;
6. To preserve and increase outdoor recreation opportunities, including multi-use trails and
parks connecting the village with outlying areas;
7. To recognize that agriculture is integral to Cobble Hill’s character, and to encourage value
added agricultural businesses, produce outlets and farmers markets;
8. To provide alternative transportation options such as improved transit, rail, multi-use
paths and pedestrian only areas;
9. To foster a sense of community by maximizing opportunities for public gathering spaces,
such as parks, trails, the post office, the local garage and the Farmers’ Institute;
10. To provide high standards for environmental protection, including the protection of
groundwater; and
11. To ensure the provision of community water and community sewer services in the Village
area.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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SECTION 4: GENERAL POLICIES
Policy 4.1: The Cobble Hill Village area will remain distinctly rural in nature. Although new
urban development is not permitted outside of the Village Containment Boundary, rural densities
are permitted within. Densities will generally be more rural the farther the land is from the core
commercial area. Even in the heart of the village core there will be a distinctly rural heritage
character, through the use of careful planning that includes design guidelines for new
development and ensures that greenspace is provided.
Policy 4.2: The heritage and history of Cobble Hill will be preserved through the CVRD
Community Heritage Register and through the Cobble Hill Village Development Permit Area in
Section 10 of this document.
Policy 4.3: The CVRD will initiate a Streetscape Beautification Plan for Cobble Hill Village to
take better advantage of the street frontage areas, and encourage an aesthetically pleasing and
dynamic village area. The Streetscape Beautification Plan would, at a minimum, consider:
a. the provision of mature trees, shrubs and flowers along or adjacent to road rights of way to
provide a boulevard appeal;
b. the provision of cycling and pedestrian trails along or adjacent to road rights of way;
c. the provision of public outdoor art and outdoor seating areas and bike racks;
d. the provision of aesthetically appealing and distinctive bus shelters;
e. traffic safety measures such as improved pedestrian crossings;
f.
possible themes or unique heritage amenities such as unique streetlights and road signs;
and
g. in the commercial core, the potential for pedestrian only areas to encourage a more active
and dynamic place.
Policy 4.4: Alternative forms of transportation are encouraged throughout Cobble Hill Village,
and a high priority will be attached to the provision of amenities such as a train station, bus
shelters and trails and pathways.
Policy 4.5: The OCP supports the development of a Local Service Area for street lighting within
the core commercial area. The type of lighting to be used will be in keeping with the overall
development objectives of the Plan, including maintaining the heritage character of the village,
preventing light pollution, and providing for community safety.
Policy 4.6: Access for the mobility challenged, and Community Safety through Environmental
Design, will be considered for all public and transportation facilities, parks, commercial uses,
industrial uses, institutional uses and multiple family residential uses.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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Policy 4.7: When an application is received to rezone land in Cobble Hill Village, the Regional
Board will apply amenity zoning, whereby the land density is increased based on the provision of
community amenities which enhance the character of Cobble Hill Village in accordance with
Section 8 - Social Sustainability of the main OCP document. By applying amenity zoning:
a. The CVRD may accept the provision of a community amenity contribution on the subject
property or within the VCB; or
b. The CVRD may accept cash-in-lieu of amenities, and subsequently provide community
amenities within the VCB through a capital program.
The CVRD may require the construction of the amenity or amenities by the developer prior to
granting an occupancy permit, require the registration of a covenant on title to ensure the
amenity is provided, include the amenity as a requirement in a housing agreement or require an
irrevocable letter of credit equal to the value of the amenity or housing to be held as a security, to
cover the costs of providing the amenity in the event of default. Amenities and public benefits will
include items listed in Section 8- Social Sustainability in the main OCP document.
Policy 4.8: The implementing Zoning Bylaw may provide for a density bonus zone, to encourage
the provision of community amenities, whereby an additional density may be permitted on a
parcel, in exchange for an amenity or amenities that enhances the Cobble Hill Village area. The
required amenity will be stated within the implementing zoning bylaw and must be provided on
the subject property, for the additional density to be granted. The CVRD may require the
construction of the amenity or amenities by the developer prior to granting an occupancy permit,
require the registration of a covenant on title to ensure the amenity is provided, include the
amenity as a requirement in a housing agreement or require a letter of credit equal to the value of
the amenity to be held as a security or cash if the amenity is not delivered.
Policy 4.9: Lands within the Cobble Hill VCB are within a Development Approval Information
(DAI) Area. Any application for rezoning of land that would increase density by 5 lots or more is
subject to the provisions of the CVRD Development Information Approvals Bylaw (see Main OCP
Document Section 25 – Implementing the Plan).
Policy 4.10: The Cobble Hill Village Containment Boundary (VCB) is a foundation upon which
the OCP is built. To ensure its effectiveness in preventing urban sprawl, any proposal to expand it
will only be considered if consistent with the provisions of Sections 10.7 and 10.8 of the main OCP
Document.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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SECTION 5: RESIDENTIAL DESIGNATIONS
The guiding principles for the Cobble Hill Village area have indicated that
Cobble Hill residents wish to have a balanced mix of residential uses, to
better serve the interests of a diverse population in the future. Future
residential development will be achieved through infilling in the existing
residential areas. While most of the area will continue to accommodate a
single family dwelling lifestyle, priority will also be placed on providing
housing opportunities for working families and for seniors within the
village area, through ‘aging in place’ developments and low-density
multiple family housing. Lower residential densities will be encouraged
farther from the core village commercial area; therefore to a large degree
residential land use patterns will be influenced by existing land use
patterns as well as a slow, steady population growth rate. Additionally,
secondary suites and secondary dwelling units will be encouraged within
principal single family dwellings. These diverse housing opportunities
will serve to satisfy the needs of residents in terms of affordability, special
needs, rental and seniors housing.
The residential land use designations provided in this Section will
accommodate housing demand for Cobble Hill Village to 2025. The
designations are also intended to ensure the provision of a diverse range
of housing, aimed at a diverse population, to ensure that seniors can
remain in the community as their needs change, and families have the
housing options they need.
RESIDENTIAL DESIGNATIONS OBJECTIVES
A. To provide a sufficient supply of housing to allow for anticipated growth to 2025;
B. To provide incentives for developers to construct multifamily dwellings, and in turn have a
more vibrant village centre;
C. To ensure that housing is clustered and scaled to encourage the continued development and
enjoyment of greenspace, parks trails and recreational lands;
D. To provide for residential development as a logical extension of the existing community,
which maintains the small scale, rural village character of the community and allows for a
slow, steady population growth rate;
E. To provide for a range of housing options to accommodate a diverse population composed of
people from all age groups;
F. To provide opportunities for affordable, special needs, and rental housing;
G. To mitigate conflicts between different densities of residential development arising from
height, massing, and design.
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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5.1
VILLAGE RESIDENTIAL DESIGNATION POLICIES
Policy 5.1.1: Lands designated as Village Residential (R) are shown on Inset C (Cobble Hill Village)
of Schedule B – The Plan Map, and all are located within the VCB.
Policy 5.1.2: Lands designated as Village Residential (R) will continue to be generally
characterized by single family residential dwellings, whereby the implementing Zoning Bylaw
may provide a variety of zones, including:
a. A Village Residential Zone which will provide for a minimum parcel size of:
i) 0.09 ha for parcels served by a community water system and a community sewer
system;
ii) 0.2 ha for parcels serviced by a community water system only, and
iii) 2.0 ha for parcels not served by a community water system and community sewer
system.
b. A Suburban Residential Zone which will provide for a minimum parcel size of 2.0 ha or 0.4
ha where community water service is present.
Policy 5.1.3: To provide an additional affordable housing option in Cobble Hill Village, one
single family dwelling and one secondary suite or secondary dwelling unit will be permitted in the
Village Residential Designation (R), provided that:
a. The subject parcel is serviced by a community water system and a community sewer
system, or
b. The subject parcel is at least 0.4 ha in size and is serviced by a community water system.
Policy 5.1.4: To encourage tourism opportunities, bed and breakfast operations will be permitted
within the Village Residential Designation (R), provided that the bed and breakfast
accommodation is contained within a principal single family dwelling and limited to not more
than three rooms for guest accommodation.
Policy 5.1.5: Daycare centres for up to 8 people, within principal single family residences, will be
permitted within the Village Residential Designation (R), in accordance with the Community Care
Facilities Act.
Policy 5.1.6: The implementing Zoning Bylaw will allow for a home based business on a parcel
within the Village Residential Designation (R), provided that off-street parking is provided and the
use is consistent with the residential character of the neighbourhood. Uses that may be unsightly or
create a nuisance by noise, dust, and odour will be prohibited within the Village Containment
Boundary. Uses such as auto body repair shops, welding shops, heavy equipment repair,
fabrication, and similar uses, or uses that could substantially increase traffic in residential areas,
will be prohibited.
Policy 5.1.7: Limited agriculture will be a permitted use in portions of the Cobble Hill Village
that are zoned as Village Suburban Residential 2 and this will permit limited agriculture as an
accessory use in accordance with general regulations in the implementing zoning bylaw.
Policy 5.1.8: In recognition of the need for greater food self-sufficiency and security:
a. Limited agriculture will be permitted on parcels over 0.4 hectares in area in the Village
Residential Designation (VR), with setbacks provided to ensure that the rural residential
lifestyle of residents is protected;
b. Backyard chickens may be permitted in the Village Residential Designation (VR) within
Cobble Hill, with restrictions concerning the number and sex of fowl, setbacks
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requirements and other regulations intended to minimize the potential for nuisance to be
specified in the zoning bylaw.
Policy 5.1.9: Notwithstanding Policy 5.2.2, parcels within the Village Residential Designation
(R) may be rezoned to a more compact form of low density multiple family or intensive residential
development, such as apartments, row houses, patio homes or townhomes, through rezoning,
without an amendment to the official community plan, subject to the following:
a. The maximum density does not exceed 20 units per ha;
b. A community sewer system and a community water system is provided;
c. The proposed residential development maintains the continuity, form and heritage
character of the community and is in keeping with the small scale, rural village character;
d. The development will preserve natural environment features and open space areas;
e. Community amenities, that enhance the character of the community, in accordance with
Section 8 - Social Sustainability of the main OCP document, are provided;
f.
Public trails are provided to ensure convenient access from the commercial core area to
outlying parcels;
g. A gradual phasing of development is considered for the village area;
h. For parcels that adjoin industrially zoned lands, landscape buffers are required to mitigate
potential impacts from industrial uses.
Policy 5.1.10: To provide for additional housing over the long term, Lands zoned as R-2
(Suburban Residential Zone) may be rezoned to R-3 (Village Residential Zone) provided that
substantial infill has occurred within the village residential areas closer to the village core, and the
following criteria are respected:
a. The proposed residential development reflects and maintains the continuity, form and
character of the community and is in keeping with the small scale, rural village character;
b. The proposed housing will accommodate a diverse community and supply the housing
needs of a diverse population;
c. The development will be serviced by a community water system and a community sewer
system;
d. The development will preserve natural environment features and open space areas;
e. Public trails, parks and walkways form an integral component of the proposed
development;
f.
Community amenities, that enhance the character of the community, in accordance with
Section 8 - Social Sustainability of the main OCP document, are provided;
g. Treed buffers that are a minimum width of 15 metres are provided on residential lands that
adjoin village industrial land uses.
Policy 5.1.11: Despite their designation as Village Residential on Schedule B, the parcels of land
located to the north of Fairfield Road and south of Fisher/Ball Roads in Cobble Hill may be zoned
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for light industrial purposes, but should the owners of any of these parcels wish to revert to a
residential use, this would be possible without amendment to this Plan, however, a zoning
application will be required.
Policy 5.1.12: Lands within the Village Residential Designation (R) are subject to the guidelines
within Section 10 - Cobble Hill Village Development Permit Area.
Policy 5.1.13: Despite their designation as Village Residential on Schedule B of this Plan, Lots 5
and 7, Section 13, Range 6, Shawnigan District, Plan VIP1986 and Lot 1, Section 13, Range 6,
Shawnigan District, Plan VIP32383 may be zoned either for residential purposes or light
industrial purposes, without amendment to this Plan.
Policy 5.1.14: Lot 6, Section 13, Range 6, Shawnigan District, Plan VIP1038 may be zoned as a
comprehensive development in order to encourage the creation and maintenance of a buffer
between the industrial activities to the east of the subject land, with provisions in the
comprehensive zone for amenity zoning respecting this buffer area.
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5.2 MIXED USE RESIDENTIAL DESIGNATION POLICIES
Policy 5.2.1: Lands designated as Mixed Use Residential (MUR) are shown on Inset C to Schedule
B – The Plan Map. They are located on the south side of Heigh Street, and are in close proximity
to institutional and commercial uses.
Policy 5.2.2: The Mixed Use Residential Designation provides for a gradual increase in
commercial activity in Cobble Hill Village, by providing a commercial option within a residential
area, while still allowing for a principal single family residential use.
Policy 5.2.3: Within the Mixed Use Residential Designation (MUR), the implementing Zoning
Bylaw will allow for:
a. a principal single family dwelling, or
b. a village commercial use on the main or ground floor of a building, with a residential use
located above the commercial use.
Policy 5.2.4: Restaurants in the Mixed Use Residential Designation (MUR) are required to
provide for seating at tables for patrons, and drive-thru features are strictly prohibited.
Policy 5.2.5: Development in the Mixed Use Residential Designation (MUR) will maintain and
promote the unique heritage and rural character of Cobble Hill Village.
Policy 5.2.6: Lands within the Mixed Use Residential Designation (MUR) are subject to the
guidelines within Section 10 - Cobble Hill Village Development Permit Area.
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5.3 MANUFACTURED HOME PARK DESIGNATION POLICIES
Policy 5.3.1: Lands designated as Manufactured Home Park Residential (MP) are shown on Inset
C (Cobble Hill Village) to Schedule B – the Plan Map.
Policy 5.3.2: Within the Manufactured Home Park Residential Designation (MP), the
implementing Zoning Bylaw will allow for a maximum residential density of 15 units per hectare.
Policy 5.3.3: In recognition of the need for greater food self sufficiency and security, community
gardens are encouraged within the Manufactured Home Park Residential Designation (MP).
Policy 5.3.4: Development within the Manufactured Home Park Residential Designation (MP)
will be required to comply with the Regional District Mobile Home Park Bylaw.
Policy 5.3.5: The existing manufactured home park in Cobble Hill Village is an essential
component in providing for affordable and rental housing in Cobble Hill Village. Therefore, the
Board will not look favorably upon rezoning applications that could potentially eliminate this
form of housing. Should an application to change a manufactured home park use be made, the
CVRD Manufactured Home Park Re-Development Policy (Board Resolution No. 08-055) would
apply.
Policy 5.3.6: The CVRD will not support bare land strata subdivisions within the Manufactured
Home Park Designation (MP).
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SECTION 6
COMMERCIAL DESIGNATIONS
The OCP reinforces Cobble Hill Village as the primary
Electoral Area C commercial core area, and provides a policy
framework to ensure that commercial uses and densities are
consistent with the small scale, heritage and agricultural
character of the village area. This Section of the OCP provides
for two commercial designations: Village Commercial (C), for
the core retail commercial area of the village, and Mixed Use
Commercial (MUC), to provide for a multiple family residential,
commercial or mixed use development close to the commercial
core. It is anticipated that, together, these commercial
designations will contribute to the vibrancy of the village and
will help to guide the community into more of a complete one,
where local shopping and services may be found in close
proximity to a diverse population. This aim will be
supplemented by allowing for residential units to be located
above a commercial use, while being cautious at the same time
to ensure that heights and massing are consistent with the
existing village community. The designations are aimed at
improving the local economy by ensuring that there are a broad
range of commercial uses permitted in the village area, and that
the uses are compatible with the surrounding residential and
agricultural community.
Strict guidelines, unique to Cobble Hill Village, are established
in Section 10, are provided to ensure that new development is
consistent with the rural and heritage character of the village
area. The types of commercial development found to be
desirable to residents through the public input process include
uses such as a bakeries, restaurants, a museum, farmers
market/open markets, tea rooms, coffee shops, restaurants,
banks/credit unions, boutiques, and medical offices, among
others.
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COMMERCIAL DESIGNATIONS OBJECTIVES
A. To encourage a vibrant and active commercial area in Cobble Hill Village;
B. To improve the aesthetic character of the commercial core, and ensure that commercial
establishments are in keeping with the small scale, village atmosphere;
C. To encourage residential development above commercial businesses and provide for a more
vibrant commercial/residential mix in the core area;
D. To improve the local economy, and raise quality of life by increasing commercial opportunities
and employment within Cobble Hill Village;
E. To encourage a farmer’s market, restaurants and other businesses that support agriculture;
F. To ensure that commercial uses are located in the core area of the community, where they can
be serviced efficiently and are accessible by alternative transportation modes such as cycling,
walking and public transit;
G. To ensure that commercial activities enhance the small scale, heritage and agricultural
character of Cobble Hill Village; and
H. To encourage a complete village area where there is a healthy mix of commercial and
residential development.
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6.1
VILLAGE COMMERCIAL DESIGNATION POLICIES
Policy 6.1.1: Lands designated as Village Commercial (C) are shown on Inset C to Schedule B – the
Plan Map, and all are within the VCB.
Policy 6.1.2: Within the Village Commercial Designation (C), the implementing Zoning Bylaw
will provide a variety of zones to permit a diverse range of small-scale commercial uses, including
but not limited to bakeries, restaurants, museums, coffee shops, banks/credit unions, hair dressing
salons, retail stores, doctor’s offices, retail outlets, offices and boutiques.
Policy 6.1.3: The commercial core area will be expanded by way of rezoning applications to
include lands that are located west of Holland Avenue and south of Fairfield Road. These lands
are zoned as residential at the time of OCP adoption, in order to accommodate the existing
residential dwellings during the transition of the area to a commercial use. Rezoning applications
to provide a commercial use will be subject to the following criteria:
a. The subject parcel is serviced by a community water system and a community sewer
system;
b. The site is developed in a manner which is harmonious with adjacent development with
respect to scale, building height and overall appearance.
c. The development will preserve natural environment features and open space areas;
d. Community amenity contributions, that benefit the community in accordance with Section
8 Social Sustainability of the main OCP document, are provided; and
e. Public trails and walkways are provided.
Policy 6.1.4: The Village Commercial Designation (C) will encourage a vibrant, active village
core by allowing for residential units above the commercial uses. Commercial businesses will be
located on the ground floor with commercial uses or residential apartments above, provided that:
a. The development is serviced by a community water system and a community sewer system;
b. The residential units are located above the commercial use, and not on the ground level or
main floor;
c. The height and scale of the development is in keeping with the small scale, rural heritage
character of Cobble Hill Village.
Policy 6.1.5: A neighbourhood pub use will be permitted in the Village Commercial Designation (C)
but requires a separate zone. Rezoning proposals to consider a proposed neighbourhood pub use will
be considered based upon the following criteria:
a. There should be clear evidence that there is a local demand for a new neighbourhood pub
facility;
b. The neighbourhood pub should not generate excessive traffic on local residential roads and
should not create traffic safety problems;
c. The neighbourhood pub must be serviced by a community water system and a community
sewer system;
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d. The site is developed in a manner which is harmonious with adjacent development with
respect to scale, building height and overall appearance;
e. Community amenity contributions, that benefit the community in accordance with Section
8 Social Sustainability of the main OCP document, are provided; and
f.
Public trails and walkways are provided.
Policy 6.1.6: Lot 1, Plan 16616, Section 12, Range 5, Shawnigan District, on Fisher Road and
Heigh Street ,will be designated as Village Commercial(C), but zoned Service Commercial in the
implementing Zoning Bylaw, to accommodate the existing service station.
Policy 6.1.7: Lots 1 and 2, Plan 1986, Section 13, Range 6, Shawnigan District will be designated
as Village Commercial (C), but will require a separate zone to encourage commercial uses and/or
a business park use.
Policy 6.1.8: Restaurants in the Village Commercial Designation (C) are required to provide for
seating at tables for patrons, and drive-thru features are strictly prohibited.
Policy 6.1.8: New commercial development will be encouraged to provide outdoor public space
opportunities in order to provide an inviting and welcoming ambiance in Cobble Hill Village.
Policy 6.1.9: The development or improvement of walkways or trails will be required within the
commercial core area as development or redevelopment proceeds.
Policy 6.1.10: Development within the Village Commercial Designation (C) will be subject to the
guidelines within Section 10 - Cobble Hill Village Development Permit Area.
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6.2 MIXED USE COMMERCIAL DESIGNATION POLICIES
Policy 6.2.1: Lands designated as Mixed Use Commercial (MUC) are shown on Inset C (Cobble
Hill Village) to Schedule B – the Plan Map.
Policy 6.2.2: Within the Mixed Use Commercial Designation (MUC), the implementing Zoning
Bylaw will allow for:
a. A range of commercial uses similar to those permitted in the Village Commercial (C) areas;
b. A low density multiple family residential use, not exceeding 20 units per ha; or
c. A mixed use development with commercial uses on the main or ground floor and
residential units above.
Policy 6.2.3: Within the Mixed Use Commercial Designation
commercial/residential developments are subject to the following criteria:
(MUC),
mixed
a. Connection to a community water system and community sewer system is required;
b. The residential units must be located above the commercial use, and not on the ground
level or main floor;
c. The height of the development is in keeping with the small scale, rural heritage character
of Cobble Hill Village;
d. The development is integrated within the Cobble Hill core area through public space areas,
roads or trails, and is an integral part of the village area.
Policy 6.2.4: Restaurants in the Mixed Use Commercial Designation (MUC) are required to
provide for seating at tables for patrons, and new drive-thru features are strictly prohibited.
Policy 6.2.5: Development within the Mixed Use Commercial Designation (MUC) is subject to
the guidelines within Section 10 - Cobble Hill Village Development Permit Area.
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SECTION 7.0 INDUSTRIAL DESIGNATION
Light industrial uses will continue to be located in the northeast
portion of Cobble Hill Village. A major challenge for Cobble Hill
is planning for industry in close proximity to the residential core
of Cobble Hill Village, in a way that impacts are mitigated. The
OCP provides for industrial uses that may enhance the village
character by providing employment opportunities within the
local community. Emphasis will be placed on high technology
industry, offices, wholesale outlets and local resource industries
– including the secondary manufacturing of forest and
agricultural products. As agriculture undergoes a transition to
greater production of fruits and vegetables, it is anticipated that
the potential exists for the further processing and storage of
goods originating from the surrounding community. It is also
likely, as the population grows, that there will be an expansion of
service industries catering to the needs of South Cowichan
residents and businesses. Office uses will be encouraged, to
accommodate the private sector as well as government agencies,
should the provincial government seek to regionalize offices to
reduce greenhouse gas emissions. Due to the location of the
industrial area in relation to the village core, industrial uses that
could potentially create a nuisance by noise, smell, vibration or
appearance are not supported.
INDUSTRIAL DESIGNATION – OBJECTIVES
A. To encourage a strong, diverse local economy, and raise quality of life by providing a local
employment base;
B. To encourage the light industrial secondary manufacturing of forest and agricultural products;
C. To encourage service industries, including provincial government offices, to locate in Cobble
Hill Village;
D. To ensure that industrial uses are complementary to the clean, quiet village ambiance of
Cobble Hill and that the rural character of the village is protected; and
E. To ensure that guidelines are established for the form and character of industrial development,
to mitigate land use conflicts, protect the natural environment, and guide the form and
character of industrial development.
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VILLAGE INDUSTRIAL DESIGNATION POLICIES
Policy 7.1: Lands designated as Village Industrial (I) are shown on Inset C (Cobble Hill) to Schedule
B - The Plan Map.
Policy 7.2: The Village Industrial Designation (I) is intended to assist in the provision of a
strong, diverse local economy, and allow for uses that are compatible with the rural Cobble Hill
Village setting. While this Plan provides for one Village Industrial Designation (I), the
implementing Zoning Bylaw may provide a variety of zones for different uses and combinations of
uses, including agricultural processing, secondary forestry manufacturing, offices, high-tech
industries, business parks and other clean industrial uses. Priority uses will include clean
industries that utilize natural resources from the area, and provide local employment
opportunities.
Policy 7.3: Within Village Industrial Designation (I), the implementing Zoning Bylaw will
provide a minimum parcel size of not less than:
a. 0.2 ha for parcels served by a community water system and a community sewer system;
b. 0.4 ha for parcels served by a community water system only; and
c. 0.8 ha for parcels served neither by a community water system nor a community sewer
system.
Policy 7.4: Within the Village Industrial Designation (I), the implementing zoning Bylaw will
provide a Mini-Storage Industrial Zone to accommodate the indoor mini-storage facility on Parcel
A, Block 1475, Section 12, Range 3, Shawnigan District Plan FB153508 on Fisher Road while
prohibiting the outdoor storage of boats, travel trailers and recreational vehicles.
Policy 7.5: All industrial uses will be carried out inside of an enclosed building, except for storage
of materials, gardening supplies and motor vehicles.
Policy 7.6: For new industrial development on parcels that adjoin residential zoned lands, buffer
areas must be provided to mitigate potential impacts on residential neighbourhoods.
Policy 7.7: Development in the Village Industrial Designation (I) will be subject to the guidelines
within Section 10 – Cobble Hill Village Development Permit Area, to ensure that they are clean and
unobtrusive, respect the natural environment, and benefit and enhance the village area. Strict
design, road access, screening, buffering, and environmental protection will be required.
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SECTION 8 PARKS AND INSTITUTIONAL DESIGNATION
This Section focuses on existing and future parks and institutional
uses in Cobble Hill Village. As the community grows, it will become
even more important to ensure that a variety of recreational uses and
trails are provided, and that appropriate institutional uses, such as
schools and community halls, are encouraged to provide for the needs
of residents.
Cobble Hill Village is fortunate to have a wide array of existing
institutional uses. The Farmer’s Institute is a leading asset that has
provided community gathering place for many years, and has helped
to bolster Cobble Hill’s agricultural reputation. The hall and grounds
provide significant green space, and helps to make Cobble Hill what it
is today. The Cobble Hill Post office and the Baptist heritage church
are also important institutions that contribute to ‘sense of place’ and
encourage community interaction. Evergreen School and Cobble Hill
School provide employment opportunities, public interaction, and local
education for children in the area.
There are currently several parks within the Cobble Hill VCB:
Galliers Road Park, Memorial Park, Watson Park, Cobble Hill
Common, Fairfield Road Park and West Fairfield Park. It is
anticipated that Cobble Hill Village will increase its parks holdings
and will continue to develop parks.
Galliers Road Park is a 0.4 ha neighbourhood park with a playground,
basketball court, trails, parking, and washroom facilities. This park
was purchased by the CVRD in 2001 and developed by 2007.
Memorial Park is a commemorative park dedicated to those who
fought in World War 1. The cenotaph at this site was established in
1920 and later included the names of those who fought in World War
2. The park was revitalized in 2009 through a Veterans Affairs grant.
Watson Park, 2.15 hectares in size, was acquired through subdivision
in 1991 and 2008 and is a wetland area providing wildlife habitat and
environmental features. It was identified in the 2004 Sensitive
Ecosystem Inventory (BC Ministry of Environment) as a Wetland
Ecosystem which is characterized by seasonal or year-round water.
Construction of a community boardwalk/trail on the south side of the
wetland began in 2011 to provide a pedestrian connection from the
village core to Twin Cedars subdivision.
Cobble Hill Common is the former highways works yard, located at
the junction of Fisher Road and Holland Road. This park will be the
subject of a public process to determine future development options.
Future recreational and institutional development will include
community amenities that are acquired through amenity zoning or
purchase.
Fairfield Road Park is a 3.31 ha park located south of the Cobble Hill
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Elementary School. It is under lease from the Province. In 2008 a trail
was constructed connecting Fairfield Road to the school.
West Fairfield Park is a small 0.05 ha park dedicated through
subdivision in 2008. There are currently no amenities on the site.
PARKS AND INSTITUTIONAL DESIGNATION – OBJECTIVES
A. To promote a healthy, vibrant and aesthetically pleasing community with an abundance of
indoor and outdoor public and open spaces;
B. To promote a healthy, vibrant and diverse community where residents have access to the
institutions and services they need;
C. To provide new parkland and maintain and improve existing parks, including Galliers Road
Park and Memorial Park, for the leisure and enjoyment of residents and visitors;
D. To provide a trail network that is aesthetically pleasing and encourages walking and cycling,
between residential neighbourhoods and commercial, industrial, institutional and recreational
areas;
E. To recognize and encourage the positive influence of the Farmer’s Institute, Cobble Hill
School, Evergreen School, and other institutional uses on the village community;
F. To enhance and improve community interaction and vibrancy, by providing additional parks
and institutional uses.
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FIGURE 8A
CVRD South Cowichan OCP Bylaw 3510: Schedule A, Appendix C – Cobble Hill Village Plan
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PARKS AND INSTITUTIONAL DESIGNATION - POLICIES
Policy 8.1: Parcels designated as Parks and Institutional (PI) are delineated on Inset C (Cobble Hill
Village) to Schedule B – the Plan Map.
Policy 8.2: Notwithstanding Policy 8.2.1, to facilitate the acquisition of parkland, parks are
permitted in any land use designation and any zone throughout the Plan area. It is recommended
that the OCP be updated annually to designate new parks that have been acquired.
Policy 8.3: Institutional Uses within the Cobble Hill Village Containment Boundary will be
designated as Parks and Institutional (PI) on the Plan Map, and the Zoning Bylaw will allow for a
variety of institutional zones.
Policy 8.4: The Cobble Hill Common, located at the junction of Holland Avenue and Fisher Road,
will be zoned as Village Institutional, to allow for a range of institutional uses, including a village
green type park, a community service or recreation centre, and an affordable housing project.
Development at this site will be determined through a public process, and may be rezoned to allow
for a variety of shops, residences and parkland infrastructure:
Policy 8.5: The CVRD will continue to maintain and improve Galliers Road Park, including the
basketball court, playground, picnic area, walking trails, and restroom facilities within the park,
for the recreation and enjoyment of residents and visitors.
Policy 8.6: The CVRD will continue to maintain and improve Memorial Park as a gathering place
during Remembrance Day and other celebrations, as this park has historical and cultural
significance to the community.
Policy 8.7: The Plan area is considered a potential park acquisition area. At the time of
subdivision, the CVRD will continue to acquire parkland in accordance with Section 941 of the
Local Government Act, whereby the owner of land subject to a subdivision application shall, at the
discretion of the CVRD:
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a. Provide, without compensation, community recreation parkland at a minimum of five
percent of the parent parcel size and in a location acceptable to the Regional District; or
b. Pay to the CVRD an amount, at a minimum of 5% of the land value based on the most
recent appraised value, as per the provisions of the Local Government Act.
The Board will only consider parkland explicitly accepted as such, counting towards the 5% park
dedication required by the Local Government Act. Lands such as environmental buffer areas and
streamside protection and enhancement areas will not be counted in the 5% calculation.
Policy 8.8: The Electoral Area C - Cobble Hill Community Parks and Trails Master Plan (CVRD:
2011) provides CVRD policies for the Plan area with respect to:
a. Priorities for community park land acquisitions in Cobble Hill;
b. Priorities for various types of parks and recreational amenities, such as outdoor recreation
areas (i.e., sports fields) and playgrounds;
c. Upgrading priorities for existing parks;
d. Provisions for protecting special environmental features in parks;
e. Protection of parkland from invasive plants;
f.
The possibility of developing the park in cooperation with local clubs, residents or senior
governments; and
g. Encouragement and support volunteer assistance in the acquisition, development and
management of community parks and trails.
Policy 8.9: The Regional District will place high priority on establishing an efficient trail and
pathways network through the village from Quarry Nature Park to Cobble Hill School, with
linkages to commercial and residential areas.
Policy 8.10: The CVRD will provide the Provincial Government with an expression of interest in
any provincially held lands to be declared surplus within the Village Plan area;
Policy 8.11: The CVRD will work with School District No. 79 in the acquisition of future school
sites. Potential school sites acquired through rezoning will be dedicated to the CVRD, which in
turn will lease such sites to School District No. 79. This is intended to ensure that school sites
acquired for public school purposes remain in community ownership in the event that such sites
are deemed no longer required for school purposes.
Policy 8.12: School District #79 is encouraged to continue to make school buildings and adjacent
school ground properties available for recreation, cultural activities, community activities and
educational programs during non-school hours.
Policy 8.13: The CVRD will pursue the development of a resource centre or activity centre in
Cobble Hill Village area.
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SECTION 9: VILLAGE AGRICULTURAL DESIGNATION
The Village Agricultural Designation (A) applies to a parcel of
land on the north side of Fisher Road. Although the parcel is
within the Village Containment Boundary, it is also in the
Agricultural Land Reserve. A farm use on this parcel is consistent
with the agricultural heritage of the village, and therefore
agriculture will continue to be supported. Agriculture is an
important sector of the economy, as well as being essential to the
rural ambiance and beauty of the landscape. A primary goal of the
OCP is to protect agricultural resource lands and the agricultural
industry.
VILLAGE AGRICULTURAL DESIGNATION OBJECTIVES
A To encourage a thriving agricultural industry with a wide range of agricultural and related
uses;
B To encourage Vancouver Island food self sufficiency;
C To provide opportunities for a healthy, high quality diet for the community and visitors;
D To ensure that sufficient lands are available to attract new farmers and allow the agricultural
industry to grow;
E To encourage environmentally friendly agricultural practices, including improved water
management for agriculture;
F To encourage agricultural operations that practice sustainable agriculture; and
G To minimize the potential for land use conflicts between agricultural and other land uses.
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VILLAGE AGRICULTURAL DESIGNATION POLICIES
Policy 9.1: Lot 8, Section 13, Range 6, Shawnigan District Plan 1986 is designated as Village
Agricultural (A) and shown on Inset C to Schedule B – the Plan Map.
Policy 9.2: To promote agriculture, all lands within the Village Agricultural Designation (A) will
be zoned as A-1 “Agricultural Resource” in the implementing Zoning Bylaw.
Policy 9.3: ALR subdivision applications which are subject to CVRD bylaws will only be
forwarded to the ALC if:
a. The minimum parcel size regulation is complied with; or
b. If the minimum parcel size regulation is not complied with, if the ALR applicant has also
applied for the necessary bylaw amendments and these have received at least first reading.
Policy 9.4: ALR non-farm use applications will only be forwarded to the ALC if:
a. The proposed non-farm use complies with CVRD bylaws; or
b. If the proposed non-farm use does not comply with CVRD Bylaws, if the ALR applicant
has also applied for the necessary bylaw amendments and these have received at least first
reading.
Policy 9.5: Poor capability climate and soil constraints should not be considered a viable reason to
contemplate subdivision or removal of land from the Village Agricultural Designation (A). Lower
capability lands should be used for pasture, farm buildings, feedlots, greenhouses, farm reservoirs,
wood lots or other uses accessory to the farm operation but not requiring arable land.
Policy 9.6: In addition to the principal dwelling, the Regional Board may permit one additional
dwelling for farm help, subject to compliance with the following criteria:
a. The parcel must have farm classification on BC Assessment Authority records;
b. the parcel must be used as a bona-fide farm;
c. the additional dwelling must not exceed 74 m2, and be located away from and otherwise
not interfere with useable farm land;
d. A farm plan, prepared by an Agrologist, that clearly justifies the additional dwelling in
terms of the needs of the farm, must be provided to the CVRD Board. The additional
dwelling must be necessary for the overall operation of the farm. The scale of the farm
operation must warrant the additional dwelling.
Policy 9.7: Farm gate sales, in accordance with the Agricultural Land Commission Act, are
encouraged, provided that they provide adequate off-street parking, and are confined to the sale of
agricultural products, including value-added agricultural products, grown on the farm.
Policy 9.8: Section 23.2 - Agricultural Protection Development Permit Area will apply to nonfarm uses in the Village Agricultural Designation and to residential lands adjoining the Village
Agricultural Designation, to protect agricultural lands from non-farm uses and reduce the
potential for land use conflicts between residential and agricultural uses.
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Policy 9.9: The OCP strives to ensure that long term environmental quality is not sacrificed for
short term benefits, therefore:
a. Agricultural practices that involve the use of trans-species genetically modified organisms
and promote monopolization through the patents of multinational biotech firms , are
discouraged;
b. Non-genetically modified, traditional and organic agriculture is encouraged;
c. Seed exchanges and the diversification of crop varieties is encouraged; and
d. Farmers and senior governments are encouraged to improve agricultural sustainability by
undertaking environmental farm planning programs.
Policy 9.10: Most horticultural crops require some form of irrigation, and withdrawals from
groundwater sources are currently unregulated. To ensure that agricultural enterprises have
access to sufficient water and water conservation capabilities, the CVRD will work with senior
governments and the farming community toward development of a water distribution and
conservation strategy, which includes at a minimum:
a. Guidelines for the provision of off-stream water retention areas on farms, to store winter
water runoff for summer irrigation purposes;
b. A groundwater licensing and metering strategy;
c. Guidelines promoting water conservation, such as drip irrigation rather than spray
irrigation;
d. An examination of ways to improve access to water for farmers.
Policy 9.11: Agri-Tourism, such as winery tours and facilities, farm tours, and other activities
that support agriculture and tourism, will be supported.
Policy 9.12: All objectives and policies in the OCP relating to lands within the Agricultural Land
Reserve will be consistent with the provisions of the Agricultural Land Commission Act, regulations
thereto, and orders of the Land Commission.
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10 COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA
Development permit powers allow for site-specific planning of development, which supplements
what can be achieved through Official Community Plan designations and policies, and zoning
bylaw regulations. Within the Cobble Hill Village Development Permit Area, a development
permit will be required before a building permit can be issued, a subdivision can be approved or in
some cases before vegetation and land can be altered.
The Cobble Hill Village Development Permit Area contains guidelines respecting a number of
important matters, which are described in some detail in the “Justification” section below.
This development permit area contains provisions to ensure that Cobble Hill Village develops in a
manner that enhances and does not negatively impact the rural, village characteristics of the
community.
10.1 COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA: ESTABLISHMENT
The Cobble Hill Village Development Permit Area has been established pursuant to Section 919.1
of the Local Government Act for the following purposes:
•
Protection of the natural environment, its ecosystems and biological diversity;
•
Protection of development from hazardous conditions;
•
Protection of farming;
•
Revitalization of an area in which a commercial use is permitted;
•
Establishment of objectives for the form and character of intensive residential development;
•
Establishment of objectives for the form and character of commercial, industrial, and multiple
family residential development;
•
Establishment of objectives to promote energy conservation;
•
Establishment of objectives to promote water conservation; and
•
Establishment of objectives to promote the reduction of greenhouse gas emissions.
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10.2
COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA: JUSTIFICATION
a. Agriculture is a vital part of the local economy and an important element in regional
sustainability and food security. The agricultural land base should not be compromised by the
inappropriate location of residential buildings on the land.
b. Non-farm uses located close to agricultural land can lead to land use conflict due to external
effects of agriculture, including noise, odours, dust, and the operation of farm machinery and
equipment. Conversely, adjacent non-farm uses can lead to farm trespass, vandalism to farm
crops and equipment, disturbance to farm animals and litter. Sensitive site design can reduce
the potential for such conflicts.
c. The Trans Canada Highway, Cobble Hill Road, Hutchinson Road and Fisher Road are Major
Network Roads, identified on Figure 18A in Section 18 Transportation of the main OCP
document. It is important to maintain an attractive, welcoming landscape along these
corridors for visitors and residents alike, and the development in these areas should be well
adapted to road traffic safety as well as that of pedestrians and cyclists.
d. Cobble Hill Village is noted for exceptional green space and visual beauty. Retention of the
small-scale heritage character of the community is paramount.
e. The design of all commercial, mixed use, intensive residential, multiple family residential and
light industrial structures must complement the community’s expectations for visual quality,
safety and be compatible with surrounding land uses.
f.
The mixed use residential area, which permits both commercial and residential uses, is in a
predominantly single family residential neighbourhood. The transition to commercial use
must be done in a manner that does not negatively impact the neighbourhood.
g. The development of new trails and walkways is important for healthy, sustainable
communities. An objective of the Cobble Hill Village Development Permit Area is to
encourage the expansion of existing trails and walkways adjacent to highway corridors.
h. Pedestrian activity, safety and comfort must be encouraged through good design.
i.
All developments need to be adequately landscaped and, for potentially unsightly uses, be
screened.
j.
Invasive weeds pose a threat to the natural environment that the OCP seeks to protect.
k. Energy efficiency, environmental protection and water conservation are fundamental values of
this community.
l.
The OCP aims to provide greater protection of eagle, hawk, owl, osprey, peregrine falcon and
Great Blue Heron nest sites from direct and indirect development. These species are sensitive
to disturbance around their nest sites. The Ministry of Environment recommends buffer areas
surrounding these trees.
m. The aquifer underlying Cobble Hill requires protection.
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n. The province of British Columbia’s Riparian Areas Regulation (RAR), under the Fish Protection
Act, aims to protect fish habitat. This regulation requires that residential, commercial or
industrial development as defined in the RAR, in a Riparian Assessment Area near freshwater
features, be subject to an environmental review by a Qualified Environmental Professional
(QEP).
o. Sensitive ecosystems are relatively unmodified, rare and fragile ecosystem types identified in
the BC Sensitive Ecosystem Inventory (1997). These areas are provincially designated, fragile and
rare. The importance of protecting these remaining ecosystems cannot be overstated.
p. Careful development is necessary for hazardous lands that may pose a potential threat to life
and property in the Plan area.
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10.3 COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA: APPLICABILITY
The Cobble Hill Village Development Permit Area applies to all lands in the Cobble Hill Village
area as delineated in this Plan. This Development Permit Area provides guidelines for a wide
variety of types of development throughout Cobble Hill Village. It is important to understand
that no one site in the village area will be simultaneously subject to every single guideline in the
section that follows.
Unless specifically exempted in Section 10.4 below, a development permit is required prior to
undertaking any of the following activities:
•
•
•
•
•
•
•
•
•
•
removal, alteration, disruption or destruction of vegetation, outside of the Agricultural Land
Reserve;
disturbance of soils, outside of the Agricultural Land Reserve;
construction or erection of buildings and structures;
creation of nonstructural impervious or semi-impervious surfaces;
flood protection works;
construction of roads, trails, docks, wharves and bridges;
provision and maintenance of sewer and water services;
development of drainage systems;
development of utility corridors;
subdivision as defined in section 872 of the Local Government Act.
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10.4 COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA: GUIDELINES AND
EXEMPTIONS
Prior to commencing any development, including subdivision, construction or land clearing, on
lands within the Cobble Hill Village Development Permit Area, the owner will submit information
that demonstrates how the proposed development meets the guidelines in the following sections.
10.4.1A General Guidelines
1. In all cases where a development permit is required, the eradication of invasive weeds, such as
English Ivy, Scotch Broom, Gorse, Himalayan Blackberry, Morning Glory and Purple Loosestrife, and
other non-native invasive weeds listed by the Coastal Invasive Plant Committee and the BC Landscape
and Nursery Association, will be a requirement of the development permit.
2. In all cases where a development permit is required, the best management practices within the
Ministry of Environment’s Develop with Care: Environmental Guidelines for Urban and Rural
Land Development in British Columbia will be encouraged.
3. Where the Regional District considers that construction would be on land that is subject to or
is likely to be subject to flooding, mud flows, debris flows, debris torrent, erosion, landslide,
rock falls, subsidence or avalanche, the applicant may be required to provide a report certified
by a professional engineer with experience in geo-technical engineering indicating that the
development will not result in property damage or the loss of life on the site or in the
surrounding area.
10.4.1B General Guideline Exemptions
The General Guidelines do not apply to development that does not require a develop permit under
Sections 10.4.2 through 10.4.11.
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10.4.2 A Agricultural Protection Guidelines
The Agricultural Protection Guidelines apply to development of non-agricultural uses on
lands within the Village Agricultural Designation and to buildings and structures that are
located within 30 metres of a parcel of land designated as agricultural.
1. Residential buildings will be located in such a way as to not
impinge on the ability to farm the land. This means that the
residence will not be centrally located in the middle of a
highly productive soil polygon as shown on the agricultural
capability mapping or as evidenced in a field observation, but
rather will be located on soils that have lower agricultural
potential. This will result in homes being located close to the
fronting public road, with minimal driveway intrusion into
and across the parcel. It may also mean that a residence is
located on higher ground which has lower agricultural
potential, wherever on a parcel this may be located.
2. Accessory buildings will be located similarly to residential
buildings, except for agricultural accessory buildings, which
are exempt from this development permit process.
3. Driveways will be placed on the land in such a way as to
minimize the impact upon present and potential future
farming.
4. The footprint on the ground of the proposed buildings may be
limited if they are to be located on lands with high
agricultural capability.
5. Principal buildings and structures adjacent to lands
designated as Agricultural should be located as far away from
the edge of the Agricultural Designation as possible, without
unduly impacting on the usefulness of the lot.
6. Any subdivision next to agricultural land should be designed
to gradually reduce densities and the intensity of uses toward
the boundary of the Agricultural land.
7. Road endings should not be located in close proximity to
agricultural lands, unless they are part of the Major Road
Network Plan.
8. A continuous 15 metre wide landscape buffer area should be
provided between residential, commercial, industrial and
institutional development and lands in the Agricultural
Designation. Buildings and structures should not be located
within the buffer area, in order to reduce potential for landuse conflicts to arise. A restrictive covenant, registered in the
Land Title Office, may be required to ensure that the required
buffer is maintained.
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9. Landscaping will be provided with trees as a major
landscaping component, as well as dense vegetation, within
the required landscaped buffer. Mature trees existing at the
time of application within the buffer area should be preserved.
A majority of the plant material selected should be low
maintenance, indigenous vegetation and should be able to
survive with little or no fertilizers. Guidelines contained in
the B.C. Agricultural Land Commission's report: Landscaped
Buffer Specifications should be respected.
10. Walkways, bikeways or passive recreational uses (such as
picnic areas and lookout areas) should not be permitted within
the landscaped buffer.
10.4.2 B Agricultural Protection Guideline Exemptions
The Agricultural Protection Guidelines do not apply to:
a. Interior renovations of existing buildings;
b. Minor renovations or alterations of existing uses, buildings and structures;
c. Agricultural uses;
d. Fences.
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10.4.3 A Building Design Guidelines
The Building Design Guidelines apply to commercial, industrial, mixed use and multiple
family residential development and their accessory buildings and structures.
1. Commercial, industrial, mixed use and multiple family
residential buildings should demonstrate a range of
architectural features and designs that reflect the unique
heritage of Cobble Hill Village. These features may include bay
windows; corner accents such as turrets or protruding
balconies, gabled rooflines, canopies and overhangs; masonry
treatments such as ceramic tile inlays, paving stones, brick
patterns; artwork, trellises or arbours.
2. A mix of natural exterior finish materials will be required.
Examples are board and battens, clapboard, shingles, shakes,
stonework and wood finishes. Buildings will be designed in
keeping with the west coast climate with particular attention
given to rain related design with overhangs to protect walls and
windows.
3. The design of buildings should acknowledge the influence of
sunlight during the day and seasonally, and take advantage of
natural light as well as acknowledging architectural, design and
heritage features.
4. Buildings should be sited and oriented to reduce overshadowing
effects on surrounding buildings and open spaces.
5. Buildings should not dominate or overpower a neighbourhood
but should be located on parcels in such a way as to minimize
impacts upon the privacy of any adjacent residential areas.
6. The visual mass of large buildings should be reduced by
creating variation, for example by separation into smaller
groups or clusters of units. Monolithic structures and long
expanses of blank walls, or bare walls facing a street, will be
avoided.
7. Commercial and mixed use buildings should be located as close
to the street line as possible to take advantage of the street
frontage making the use and the street an active and dynamic
place.
8. Shop fronts should have prominent entrances, narrow
frontages, and largely transparent store fronts, where internal
uses are visible from the street. These shops may, where
appropriate, extend onto a terrace or public area.
9. Residential uses located in commercial buildings will only be
permitted on the upper floors of the building.
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10. Where both residential uses and commercial uses are
permitted, entrances should be differentiated architecturally,
with residential entrances being less prominent. Side access
should primarily be for residential uses above commercial,
except where a lot is situated on a corner, where residential
access will be encouraged to be from the rear.
11. Multiple family residential and mixed use developments should
be sited and oriented for residential units to overlook public
streets, parks, walkways and green spaces while ensuring the
security and privacy of building residents.
12. Where new construction of industrial, multiple family, mixed
use or commercial development could potentially block an
attractive view from an existing development, proposed
buildings should be oriented and of such a scale that some view
around or over the proposed buildings would exist. Further,
the portions of buildings visible from roads or neighbouring
properties must be designed in a similar manner to the main
façade. Building height should not be varied upward from the
zoning regulation, where it would interfere with a view or the
solar access of a neighbouring building.
13. Green building features should be incorporated into the
building design, to minimize environmental impacts and
promote sustainability. This should include energy efficiency
and water conservation measures.
14. New buildings and the sites they are built on should be
arranged in such a way as to prioritize pedestrian activity over
motor vehicles.
15. Streetscape design should be a top priority, with the buildings
being oriented towards streets rather than inwardly.
Architectural and landscaping treatments should enhance the
pedestrian experience and enhance community identity.
16. All plans and building designs should promote personal and
public safety, consistent with the principles of Crime Prevention
through Environmental Design (CPTED), and be accessible for
disabled persons.
17. Commercial, mixed use, industrial, and multiple family residential
developments must provide space to store and transfer solid
waste, recyclables and compostable materials. This space must be
screened from neighbouring properties and roads, and animalproofed.
18. Underground wiring on development sites is very strongly
encouraged.
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10.4.3 B Building Design Guideline Exemptions
The Building Design Guidelines do not apply to:
a. Interior renovations to existing buildings;
b. Minor exterior alterations to existing buildings;
c. Single family dwellings.
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10.4.4 A Habitat Protection Guidelines
The Habitat Protection Guidelines apply to development within 60 metres of an eagle,
hawk, osprey, owl or peregrine falcon nest, and within 100 metres of a Great Blue Heron nest.
1. Development should be sited so as to maximize the separation between
the proposed development and the nest or perch trees.
2. In cases where there are no appropriate alternatives but to locate
development adjacent to a nest or perch tree, the applicant must
demonstrate that such siting is necessary due to circumstances such as
topography, hazards or the entire parcel being located within the
buffer area. In such cases, mitigation and restoration measures may be
required to minimize the impact of the development on the habitat
area.
3. Breeding and nesting season for Pacific Great Blue Herons is generally
from mid February until mid August. Construction and development,
including unusual or loud activities such as blasting, tree falling, chain
saws, and concrete cutters, should not take place during breeding or
nesting season for any bird species listed in this Section.
4. Subdivisions should be undertaken in a manner that does not create
parcels entirely within the Development Permit Area, or parcels that
would require or encourage additional development to occur within
the Development Permit Area.
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10.4.4 B Habitat Protection Guideline Exemptions
The Habitat Protection Guidelines do not apply to:
a. Interior and minor exterior alterations.
b. Emergency works to prevent, control or reduce flooding, erosion, or other immediate threats
to life and property, provided that emergency actions are reported to the Regional District and
applicable provincial and federal Ministries to secure exemptions. Such emergency procedures
include:
1. Clearing of an obstruction from a bridge, culvert or drainage flow;
2. Repairs to bridges and safety fences;
3. The removal of hazardous trees that present an immediate danger to the safety of persons
or are likely to damage public or private property.
c. Development where a registered professional biologist, with experience and knowledge in
dealing with Great Blue Herons, eagles, hawks, peregrine falcons and/or ospreys, and their
nesting requirements, provides a report to the CVRD indicating that the birds are not present
or would not be affected by the proposed development, and that the proposed work complies
with the Develop with Care: Environmental Guidelines for Urban and Rural Land Development in
British Columbia ((Ministry of Environment: 2006).
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10.4.5 A Landscaping, Rainwater Management, and Environmental Protection
Guidelines
The Landscaping/Rainwater Management/Environmental Protection Guidelines apply to
the subdivision of land, and to commercial, industrial, multiple family and intensive
residential development and their accessory uses.
1. Preparation of a landscaping plan by a British Columbia Society
of Landscape Architects (BCSLA) or BC Landscape and
Nursery Association (BCNTA)-certified landscape architect is
preferred. Any landscaping plan submitted with an application
for a development permit, whether professionally prepared or
not, will be assessed by the CVRD according to
BCSLA/BCNTA guidelines.
2. All required landscaping plans should be integrated with a
rainwater management plan, which should favour natural
solutions to drainage such as rain gardens and bio-swales, and
should contain measures to limit impervious surfaces. The
rainwater management plan must be prepared by a professional
engineer with experience in drainage and submitted with the
application for any commercial, industrial, mixed use or
multiple family residential development proposal. The aim of
the plan is to eliminate the potential for runoff into adjacent
areas and encourage replenishment of the aquifer.
3. Runoff from the development must be strictly limited to
prevent rainwater flows from damaging roads and surrounding
properties. Pervious surfaces should predominate, to encourage
infiltration of water. The removal of trees should only be
allowed where necessary and where alternate vegetation and
water retention measures can be achieved.
4. All public areas should be landscaped, including entrances,
building peripheries, parking and pedestrian areas, and open
space areas, in a way that is complementary to both the site and
surrounding lands.
5. Streetscape design should incorporate treatments that enhance
the pedestrian experience and create a sense of local identity.
Public streetscape amenities including benches, planters, and
bike racks should have a high quality of design.
6. The appearance of large buildings should be enhanced using
plants, shrubs and trees, and where necessary, hard landscaping
treatments such as terraced retaining walls, planters, gardens,
courtyards or fountains, outdoor seating and decorative paving
and lighting.
7. Where appropriate, trees should be planted along street
frontages to create a mature treed “boulevard” streetscape.
Tree species that provide high quality bird habitat and do not
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grow to a size that would detract from the architecture are
preferred.
8. Developments should incorporate and emphasize native
landscape materials, and use drought resistant plants to reduce
irrigation needs.
9. The provision of public meeting rooms, open space areas,
pedestrian oriented street furniture and, for multiple family
developments, the allocation of space for residents to garden
and grow edible plants is encouraged, where feasible.
10. Industrial, commercial and multiple family developments visible
from the Trans Canada Highway or major network roads
should be screened and landscaped, including entrances,
building peripheries, parking and pedestrian areas, and open
space areas. The landscaping should consist of a mix of
coniferous and deciduous vegetation, with low plantings and
taller tree species at intervals.
11. Sites should not be dominated by areas of bark mulch, gravel or
other similar materials.
12. Walkways or trails must be developed to encourage walking
and cycling and to connect the development with surrounding
commercial, mixed use, industrial and residential areas.
13. A landscape buffer should be provided on industrial lands that
adjoin a parcel within a residential land use designation. For
industrial parcels with a potential for noise, smell or sight
impacts, the minimum width of the landscape buffer should be
20 metres.
10.4.5 B Landscaping, Rainwater Management, and Environmental Protection
Guideline Exemptions
The Landscaping, Rainwater Management, and Environmental Protection Guidelines do not
apply to the construction of single family residential dwellings, or to single family residential
subdivision where it is located within a drainage control area.
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10.4.6 A Outdoor Lighting Guidelines
The Outdoor Lighting Guidelines apply to commercial, industrial, multiple family, and
intensive residential development.
1. An illumination plan will be submitted with the application, indicating
how building entrances, parking areas and pedestrian routes on a site
will be lit. This will preferably be accomplished with lighting that is
designed to illuminate the surface of the site, for pedestrian comfort
and safety, without glare spill-over to adjacent parcels or roads.
2. Lighting must reflect the mass, character, shape and form of existing
buildings and uses within the village. Attention shall be given to the
historic, architectural and design features of the development.
3. All development must use low-impact lighting to provide for safety
and security as well as to reduce glare and spillage onto adjacent areas.
4. Fluorescent lighting of building exteriors will be prohibited.
5. To minimize light pollution and impacts on motorists, outdoor
lighting should be shielded so that all light is directed below the
horizontal plane towards the ground.
10.4.6 B Outdoor Lighting Guideline Exemptions
The Outdoor Lighting Guidelines do not apply for interior renovations and minor exterior alterations
to existing buildings.
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10.4.7 A: Parking, Vehicular Access, and Pedestrian Guidelines
The Parking, Vehicular Access and Pedestrian Guidelines apply to commercial, industrial,
multiple family and intensive residential development.
1. Parking areas should not be covered only with hard impervious
surfacing such as asphalt or poured-in-place concrete, or gravel
and dirt. Rather, dust free forms of pervious surfacing that
allow for groundwater infiltration of water are preferred.
Where impervious surfaces are necessary, the separation of oil
and water will be encouraged.
2. Convenient, safe and attractive parking entrances should be
provided, without unnecessary duplication of access points,
and without parking access points or parking facilities
dominating a site.
3. Access and egress to major network roads should be
provided from local roads in locations which are safe and
approved by the Ministry of Transportation and
Infrastructure. Direct access from a major network road
should be avoided, where possible.
4. Rain gardens, bioswales, and permeable materials are
strongly encouraged to absorb runoff.
5. Parking lots should be heavily landscaped with trees that will
not damage paint finishes, for comfort, shade and visual
interest and to minimize heat gain caused by large
contiguous paved surfaces.
6. Parking lot design will incorporate designated pedestrian
walkways for people to exit their automobiles and access
buildings and surrounding areas safely, and these will be
separated from the parking area by raised or landscaped
features. Physical separation between well-marked pedestrian
and vehicular traffic is required, and where the two share space,
design features will clearly indicate that pedestrians have
priority. All pedestrian areas should be level, smooth, and
non-slip surfaced so as to accommodate people with
accessibility challenges such as mobility, sensory, or
cognitive disabilities.
7. Where outdoor café tables are provided near pathways
within commercial areas, safe passage for pedestrians and
emergency access must be maintained. To maintain the
unique character of the development, parking standards may
be modified where development has regard for alternative
transportation modes or other amenities.
8. Where appropriate, aesthetically appealing and distinctive
bus shelters and pullouts may be incorporated into the site
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design to facilitate pedestrian traffic and provide space for
landscaping, seating and public art.
9. Parking and loading areas are to be screened with adequate
landscaping. The use of ramps are preferred over stairs and
steps, to provide for barrier-free access.
10. Parking requirements within the implementing Zoning
Bylaw may be varied where provisions are made for
alternative transportation amenities.
10.4.7 B Parking, Vehicular Access and Pedestrian Guideline Exemptions
The Parking, Vehicular Access and Pedestrian Guidelines do not apply to parking areas designed
for less than 5 vehicles.
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10.4.8 A Riparian Protection Guidelines
The Riparian Protection Guidelines apply to lands within 30 metres of a watercourse,
including a seasonal watercourse or wetland.
1. For lands within 30 metres of a fish-bearing watercourse, or a
watercourse that is connected by surface water to a fresh-water,
fish-bearing watercourse, a qualified environmental professional
(QEP) will be retained at the expense of the applicant, for the
purpose of preparing a Riparian Area Report pursuant to Section 4
of the Riparian Areas Regulation. The Report will examine the
Riparian Assessment Area – RAA – generally 30 metres from a
watercourse, wetland or body of freshwater, and determine the
Streamside Protection and Enhancement Area – SPEA – and any
measures that must be taken in the RAA to protect the SPEA.
The Riparian Assessment Report will be registered to the
Ministry of Environment website and when the CVRD receives
notification from senior government that registration has been
completed and we are able to issue a development permit, this will
be done, with the Riparian Assessment Report forming a part of
the permit. All works within a Riparian Assessment Area must
comply with the provisions of the Riparian Assessment Report.
2. For development located within 30 metres of a watercourse,
including a seasonal watercourse that does not contain water at
all times, development should be located away from and should
not contribute to changes in the riparian area through loss of
trees and vegetation or alteration of natural processes. These
changes may diminish the ability of the riparian area to function
as a water storage and purification area and to help prevent
hazardous flooding and erosion conditions. Developers may be
required to provide restoration to riparian areas that have
already been damaged.
3. Runoff from the development should be strictly limited to
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prevent storm flows from damaging property, roads and
downstream areas. This shall be accomplished partially by
limiting impervious surfaces to the minimum through
appropriate building design and providing pervious surfaces in
landscaping and driveway design that can absorb runoff.
Applicants shall submit figures for total site imperviousness.
The Board may specify maximum site imperviousness in a
development permit.
4. Proposed lots that within or adjacent to riparian areas should be
large enough to contain a building site and driveway that does
not require a Streamside Protection and Enhancement Area
(SPEA) to be encroached. There should be a usable yard area
between the proposed building envelope and the edge of a SPEA,
a minimum of 7.5 metres in depth, measured perpendicularly from
the edge of the building envelope.
5. Road, trail and utility crossings of watercourse and riparian areas
must be kept to a minimum, and crossing points should be chosen
for low impact, in particular to avoid critical habitats of sensitive
species.
6. Pedestrian/cycle and road crossings of watercourses must have a
low impact design; i.e., boardwalk or bridge.
7. Recommendations in the Ministry of Environment’s Develop with
Care: Environmental Guidelines for Urban and Rural Land
Development in British Columbia should be applied.
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10.4.8 B Riparian Areas Regulation Guideline Exemptions
The Riparian Protection Guidelines do not apply to:
a. Development, including vegetation clearing and soil removal or deposit and subdivision, if the
subject parcel is located more than 30 metres from the natural boundary or top of bank as
defined in the Riparian Areas Regulation;
b. Renovations, repairs and maintenance to existing buildings that are subject to Section 911 of the
Local Government Act;
c. Minor interior and exterior renovations to existing buildings, excluding any additions or
increases in building volume, provided the work is above existing foundations;
d. Non-chemical removal of invasive non-native vegetation such as Gorse, Scotch Broom, and its
immediate replacement with native vegetation;
e. Creation of a passage or trail not more than 1.5 metres in width cleared of vegetation, which
does not involve the removal of any tree greater than 5 metres in height or with a diameter at
breast height (DBH) of 10 centimetres, to allow for passage to the water on foot.
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10.4.9 A Sensitive Ecosystems Guidelines
The Sensitive Ecosystem Guidelines apply to lands within that have been identified within
or are within 15 metres of a sensitive ecosystem as identified by the Sensitive Ecosystem
Inventory (1993-1997) by Environment Canada and the Province of BC.
1. Development should, wherever possible, be directed to lands
outside of the sensitive ecosystem. In cases where there are no
appropriate alternatives, the onus will be on the applicant to
demonstrate that encroaching is necessary due to circumstances
such as topography, hazards or the entire parcel being located
within the sensitive area.
2. Where a parcel of land is entirely or significantly within a
sensitive ecosystem, the development should be sited to maximize
the separation between the proposed development and the most
sensitive area. In such cases, mitigation and restoration measures
may be required to minimize the impact of the encroachment;
3. Vegetation that is not indigenous to the South Cowichan must
not be planted within a sensitive ecosystem. In order to protect
the sensitive ecosystem, the development permit may specify the
amount and location of new tree and vegetative cover to be
planted or retained.
4. Roads and driveways should be located as far as possible from the
edge of a sensitive ecosystem.
5. Figures for total imperviousness on sites within this development
permit area will be calculated by the proponent and submitted at
the time of development permit application.
6. Recommendations of the BC Develop with Care: Environmental
Guidelines for Urban and Rural Land Development in British
Columbia ((Ministry of Environment: 2006).should be applied, to
reduce areas of impervious surfaces and increase natural
groundwater infiltration. On-site rainwater management
techniques that do not impact surrounding lands should be used,
rather than the culverting or ditching of water runoff. Increased
soil depth is one proven method for achieving reduced rainwater
runoff; rain gardens are another.
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10.4.9 B Sensitive Ecosystems Guideline Exemptions
The Sensitive Ecosystem Guidelines do not apply to:
a. Interior renovations;
b. Minor exterior alterations;
c. Emergency works to prevent, control or reduce flooding, erosion, or other immediate threats
to life and property, provided that emergency actions are reported to the Regional District and
applicable provincial and federal Ministries to secure exemptions. Such emergency procedures
include:
1. Clearing of an obstruction from a bridge, culvert or drainage flow;
2. Repairs to bridges and safety fences;
3. The removal of hazardous trees that present an immediate danger to the safety of persons
or are likely to damage public or private property.
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10.4.10 A Sign Guidelines
The Sign Guidelines apply to the installation of all commercial, industrial, multifamily, mixed
use and intensive residential signs.
1. Signage for all commercial, industrial, multiple family residential,
and intensive residential development must be in keeping with the
character, form of existing signs in the area, and the mass,
character, shape, and form of similar buildings and uses in the
village. The use of thematic, painted, handcrafted wooden fascia
signs will be encouraged over other types of signage. Signs should
be constructed of natural materials and must complement the
architectural design of buildings on the site.
2. The use of thematic, painted, hand-crafted wooden fascia signs are
preferred over other types of signs. Signs shall be constructed of
natural materials and shall complement the architectural design of
structures on the site.
3. Signs should identify uses and shops clearly, but be scaled to the
pedestrian rather than automobile traffic moving at speed limits.
4. All forms of illuminated signs, roof mounted signs and multiple
free standing signs are strongly discouraged.
5. Where multiple, free standing signs are proposed on a site, they
must be consolidated into a single, comprehensive sign that
should not exceed 5 metres in height. No more than one free
standing sign is permitted per parcel.
6. Entrance ways should provide visible signage identifying a
building address.
7. Facia or canopy signs may be approved provided that they are
designed in harmony with the architecture of the building or
structure proposed.
8. Projecting signs are discouraged since they tend to compete with
one another and are difficult to harmonize with the architectural
elements of commercial buildings.
9. Signs with temporary and changeable lettering are not supported,
except where clearly required due to the nature of the business
activity.
10. Third party signs, advertising goods or services not available on
the subject lands, are not permitted.
10.4.10 B Sign Guideline Exemptions
The Sign Guidelines do not apply for changes to the text or message on an existing sign allowed by a
previous development permit.
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10.4.11 A Subdivision Guidelines
The Subdivision Guidelines apply to the subdivision of land, regardless of the land
designation.
1. A trail system should link neighbourhoods to amenities and, where possible, provide corridors
of native vegetation that can provide for groundwater infiltration.
2. The removal of trees should only be allowed where necessary and where alternate vegetation
and water retention measures can be achieved.
3. If a subdivision proposal is received in an area identified for major road network connection or
improvement in the Transportation section of this OCP, any development permit issued
should accommodate major road network and intersection improvements that have been
identified.
10.4.11 B Subdivision Guideline Exemptions
The Subdivision Guidelines do not apply for proposed boundary adjustments between two or more
parcels of land.
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10.5
COBBLE HILL VILLAGE DEVELOPMENT PERMIT AREA:VARIANCES
Where a proposed development plan is consistent with the guidelines of the Cobble Hill Village
Development Permit Area, the CVRD may give favorable consideration to variances of the
regulations of its zoning, sign, parking and other bylaws, where such variances are believed to
have no significant impact on adjacent parcels, and would enhance the function or appearance of
the site in question. Such variances would be incorporated into the development permit.
10.6
COBBLE HILL VILLAGE DPA: APPLICATION REQUIREMENTS
Prior to issuing a development permit on a parcel in the Cobble Hill Village, the Regional
District, in determining what conditions or requirements it will impose in the development
permit, shall require the applicant to submit, at the applicant’s expense, a development permit
application which shall include:
a. a brief written description of the proposed development,
b. maps/elevation drawings which include:
i)
the location of the project;
ii)
a site plan drawn to scale, showing the general arrangement of land uses including parcel
lines, existing and proposed buildings and structures, parking and loading areas,
vehicular access points, pedestrian walkways and bike paths, and outdoor illumination
design;
iii)
a building design including proposed wall, roof and exterior finish details;
iv)
a landscaping plan, identifying the existing and proposed plant species, areas of sensitive
native plant communities and areas to be cleared or planted;
v)
a calculated figure for total site imperviousness;
vi)
a signage plan if any signs are proposed;
vii) the location of all natural watercourses and water bodies, and top of bank, indicating
whether development will be within the Riparian Assessment Area set 30 metres back from
the above;
viii) topographical contours;
ix)
the location of lands subject to periodic flooding,
x)
existing and proposed roads, driveways, drainage systems, septic tanks or other sewage
systems, irrigation systems and water supply systems,
xi)
proposed erosion control works;
xii) areas infested with invasive plants or noxious weeds, including but not limited to English
Ivy, Scotch Broom, Gorse, Himalayan Blackberry, Morning Glory and Purple Loosestrife,
and other non-native invasive weeds listed by the Coastal Invasive Plant Committee and
the BC Landscape and Nursery Association.
c. In addition to the requirements in subsections (a) and (b), the Regional District may require
the applicant to furnish, at his/her own expense:
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i)
a report by an engineer with experience in geotechnical engineering, regarding the
suitability and stability of the soil for the proposed project, including information on soil
depths, textures, and composition;
ii)
a report by an engineer with experience in geotechnical engineering and natural hazards
mitigation, regarding the safety of the proposed use and structures on-site and off-site or
indicating that the land may be used safely for the use intended; and
iii)
sun/shade diagrams of the subject development and the surrounding properties at 8 AM,
12 noon, and 4 PM.
10.7
COBBLE HILL VILLAGE DPA: APPLICATION REQUIREMENTS / SECURITY
To ensure that all of the applicable development permit area guidelines are met, the CVRD may
require, by Resolution of the Board, the deposit of a Security to be held until the requirements of a
Permit have been met to the satisfaction of the CVRD. Should a development permit holder fail to
fulfill the requirements of the development permit, the CVRD may undertake and complete the
works required at the cost of the permit holder and may apply the Security in payment of the cost
of the work, with any excess to be refunded to the Permit holder. Should there be no default as
described above; the CVRD will refund the Security to the Permit holder. The security will be in
the form of an Irrevocable Letter of Credit from a recognized financial institution of the
applicant’s choice.
10.8
COBBLE HILL VILLAGE DPA: VIOLATION
a. Every person who:
1. violates any provision of the Cobble Hill Village Development Permit Area;
2. causes or permits any act or thing to be done in contravention or violation of any provision
of the Cobble Hill Village Development Permit Area;
3. neglects to do or refrains from doing any act or thing required under the Cobble Hill
Village Development Permit Area;
4. carries out, causes or permits to be carried out any development in a manner prohibited by
or contrary to the Cobble Hill Village Development Permit Area;
5. fails to comply with an order, direction or notice given in respect of the Cobble Hill Village
Development Permit Area; or
6. prevents or obstructs or attempts to prevent or obstruct the authorised entry of the
Administrator, or person designated to act in the place of the Administrator;
commits an offence under this Bylaw.
b. Each day’s continuance of an offence constitutes a new and distinct offence.
10.9
COBBLE HILL VILLAGE DPA: PENALTY
A person who commits an offence against the Cobble Hill Village Development Permit Area is
liable, upon conviction in a prosecution under the Offence Act, to the maximum penalties prescribed
under the Community Charter for each offence committed by that person.
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10.10 COBBLE HILL VILLAGE DPA: SEVERABILITY
If any section, sentence, clause, phrase, word or schedule of the Cobble Hill Village Development
Permit Area is for any reason held to be invalid by the decision of any Court of competent
jurisdiction, the invalid portion shall be severed and the decision that it is invalid shall not affect
the validity of the remainder of this Development Permit Area.
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