As a metropolitan area expands, fringe areas are influenced by the growing number of people and urban functions. Agricultural and vacant areas are converted into residential, industrial, commercial and institutional sites. In recent years a greater concern has arisen over the manner in which land is converted and the effects of such conversion upon an agricultural region. This study describes and analyses the land use pattern of one such region, Richmond, British Columbia, for the years 1930, 1949 and 1958. The land use data is represented cartographically and statistically. Changes which occurred during the intervening years and after 1958 are noted and reasons for them either explained or suggested, depending upon the availability of information. The major emphasis is on the effect of increasing urban expansion upon the character of the agricultural land use pattern, and upon Richmond's role as an agricultural and suburban area within the Greater Vancouver region. Since the 1958 analysis is based upon a detailed land use survey conducted by the author, more specific information is given on the character of land use than for any other period. Regional differences in field crops, amounts of agriculture per section and problems resulting from wastage of land in subdivisions are examples of the factors considered in the thesis. The effect of the past haphazard manner of urban development, especially residential, has created a jumbled land use pattern with large, unproductive or unused areas. Little consideration has been given to the consequences of this increased sporadic urbanization upon agriculture and the municipality. In the future an ever-growing population in the Greater Vancouver area will create further demands for more urban land in the fringe areas, such as Richmond. Sound planning will be needed to ensure a more orderly and less wasteful development of the region's valuable land resources. / Arts, Faculty of / Geography, Department of / Graduate

There is a need for better information and an understanding of the process of land use change for effective planning in the Greater Vancouver region. Achieving this understanding is challenging due to the multiple public sector organizations setting land use and infrastructure planning policy in the region. A review of literature and interviews with representatives of public sector planning organizations in Greater Vancouver reveals that a region-wide, GIS-based, land use computer simulation model can provide the information infrastructure for increasing understanding as well as developing shared learning and enhancing communication and coordination between the numerous planning organizations. In order to do this, the model structure should take advantage of advances in GIS technology and the modeling process must be open and participatory to ensure a successful modeling project. More specifically, seven guiding principles are recommended for the development of a GIS-based land use model for Greater Vancouver. These principles define the key elements that a successful modeling project for Greater Vancouver should either contain or address: (1) Should be flexible and adaptable (2) Should be 'understandable' (3) Should be methodologically sound in that the results should be the logical extension of the inputs (4) Should consider the entire functional region (5) Should have an open and participatory process for development (6) Should have clear objectives for the project (7) Planners should be involved in the modeling process Overall, the most important principle to consider is the need for an open and participatory process for development. An open process creates shared learning, acceptance of the model results, and a forum in which stakeholders can explore and debate ideas and alternative futures.

Capability inventory surveys have been conducted in the province for several years. Inherent in this program is the collection of baseline data on the physical environment of the area. The capability information (CLI) is valuable for land resource planning, especially in areas where little resource development has occurred. The mechanism of collection and the utility of capability data were examined in the Chilcotin area of British Columbia in an attempt to develop a land use plan. A reconnaissance terrain survey was conducted. The survey relied heavily on air photo interpretation and used landforms as the physical base. Five terrain types, based on soil and other landscape characteristics were identified and characterized in the study area. Detailed ground information was collected from a representative site on each terrain type. The information was used to characterize the terrain type and make resource capability interpretations for agriculture, forestry, wildlife and recreation. The capability of these resource sectors were evaluated for the purpose of preparing a land use plan for the terrain types within the area. The plan identified integrated resource use as the optimal type of resource development. The study provides a guide to integrated management of the area. Resource conflicts were identified and supplemental information requirements were noted. / Land and Food Systems, Faculty of / Graduate

There is a need for better information and an understanding of the process of land use change for effective planning in the Greater Vancouver region. Achieving this understanding is challenging due to the multiple public sector organizations setting land use and infrastructure planning policy in the region. A review of literature and interviews with representatives of public sector planning organizations in Greater Vancouver reveals that a region-wide, GIS-based, land use computer simulation model can provide the information infrastructure for increasing understanding as well as developing shared learning and enhancing communication and coordination between the numerous planning organizations. In order to do this, the model structure should take advantage of advances in GIS technology and the modeling process must be open and participatory to ensure a successful modeling project. More specifically, seven guiding principles are recommended for the development of a GIS-based land use model for Greater Vancouver. These principles define the key elements that a successful modeling project for Greater Vancouver should either contain or address: (1) Should be flexible and adaptable (2) Should be 'understandable' (3) Should be methodologically sound in that the results should be the logical extension of the inputs (4) Should consider the entire functional region (5) Should have an open and participatory process for development (6) Should have clear objectives for the project (7) Planners should be involved in the modeling process Overall, the most important principle to consider is the need for an open and participatory process for development. An open process creates shared learning, acceptance of the model results, and a forum in which stakeholders can explore and debate ideas and alternative futures. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

No description available.

This thesis develops a set of criteria and a framework for assessing the productivity of the habitat referral process operating in British Columbia. The habitat referral process is a mechanism by which applications for projects potentially affecting fish habitat are referred to the Department of Fisheries and Oceans by other government agencies or directly by applicants. Approvals, usually in the form of permits, leases or licenses, are issued or refused depending on the comments that the Department of Fisheries and Oceans and other agencies have expressed when reviewing the application. There are four good reasons for studying this topic: 1) as one of the government's activities the referral process is included in the major review of government programs that is presently being undertaken; 2) there is evidence that some of the existing referral processes are unproductive: discontent is being expressed by the people involved in referrals, and the process itself shows obvious signs that there are problems (backlogs, delays, overtime); 3) criteria and a framework for assessing the productivity of referral processes were not available before this study; and 4) referrals account for a considerable portion of the workload of the Habitat Management function of the Department of Fisheries and Oceans. In the thesis, firstly the referral process is set in the context of the governance system: its relationships with the other processes and mechanisms used in decision-making for resource management and protection are described. Secondly, a framework for assessing the productivity of the referral process is developed. This was derived mainly from the literature on productivity improvement and decision-making. Finally, the set of criteria is developed, drawing from the interviews with people involved in referrals, an analysis of the evolution of the referral process, and the specific literature on the referral mechanism. The criteria are displayed in a tree, from the most general to the most specific. Criteria are then explained and discussed individually, and examples of how the criteria can be translated into practical terms are also provided. The criteria help identify problems in the referral processes under review and suggest possible solutions. The improvement of the performance of the referral mechanism is seen in the context of its evolution. It is recognized that the trend is toward more upfront planning and consequently fewer projects being reviewed through referrals. This 'tool' - the criteria and framework - will prove useful to anybody who wants to assess the productivity of the habitat or other referral processes. It will help them to identify the problems and to find the appropriate solutions.

Industrial land use and economic policy created by the City of Vancouver between 1968 and 1991 is analysed within a context of economic restructuring to illustrate how these types of policies may be improved. Within this time frame, the City of Vancouver had three distinct periods of policy development that were largely delineated by local political and economic factors. The first period was characterised by a liberal-based civic party in control of the local administration, a healthy urban economy, and a post-industrial sentiment that did not support the industrial community and resulted in a significant decrease in the city's supply of industrial land. In the second period, an increasingly left of centre local government was forced to contend with the poor economic conditions of the early 1980s; consequently, the industrial sector and the economy as a whole received considerable attention and support from the local government. The third period was characterised by the re-birth of post-industrialism and a right of centre administration with little interest in economic planning or maintaining an industrial sector in the City of Vancouver. The main lessons to be drawn from this policy analysis are (1) that the modern economy will continue to change rapidly and generate significant consequences and challenges for civic governments, (2) there are benefits to planning for the future rather than simply accommodating change as it happens, (3) the short sighted agendas of politicians need to be tempered by an assessment of the long term consequences of policy development and implementation, (4) there needs to be co-operation between the region's numerous public bodies to ensure complementary policy development across municipal boundaries, and (5) governments need to be proactive and engage in economic planning during both growth and recessionary economic periods in order to embrace new economic opportunities as they arise, mitigate the negative consequences that change often generates, and help produce strategic visions for planning purposes.

This thesis develops a set of criteria and a framework for assessing the productivity of the habitat referral process operating in British Columbia. The habitat referral process is a mechanism by which applications for projects potentially affecting fish habitat are referred to the Department of Fisheries and Oceans by other government agencies or directly by applicants. Approvals, usually in the form of permits, leases or licenses, are issued or refused depending on the comments that the Department of Fisheries and Oceans and other agencies have expressed when reviewing the application. There are four good reasons for studying this topic: 1) as one of the government's activities the referral process is included in the major review of government programs that is presently being undertaken; 2) there is evidence that some of the existing referral processes are unproductive: discontent is being expressed by the people involved in referrals, and the process itself shows obvious signs that there are problems (backlogs, delays, overtime); 3) criteria and a framework for assessing the productivity of referral processes were not available before this study; and 4) referrals account for a considerable portion of the workload of the Habitat Management function of the Department of Fisheries and Oceans. In the thesis, firstly the referral process is set in the context of the governance system: its relationships with the other processes and mechanisms used in decision-making for resource management and protection are described. Secondly, a framework for assessing the productivity of the referral process is developed. This was derived mainly from the literature on productivity improvement and decision-making. Finally, the set of criteria is developed, drawing from the interviews with people involved in referrals, an analysis of the evolution of the referral process, and the specific literature on the referral mechanism. The criteria are displayed in a tree, from the most general to the most specific. Criteria are then explained and discussed individually, and examples of how the criteria can be translated into practical terms are also provided. The criteria help identify problems in the referral processes under review and suggest possible solutions. The improvement of the performance of the referral mechanism is seen in the context of its evolution. It is recognized that the trend is toward more upfront planning and consequently fewer projects being reviewed through referrals. This 'tool' - the criteria and framework - will prove useful to anybody who wants to assess the productivity of the habitat or other referral processes. It will help them to identify the problems and to find the appropriate solutions. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

The established trend of increasing raw land values, combined with a forecast of this pattern to continue, is both reinforcing and perpetuating general opinions with respect to the causes of the unit price increase of raw land. Specifically, the stigma attached to the term "land speculation" is rapidly increasing. The existence of these circumstances makes it imperative to identify the motives initiating 'speculative activity' involving undeveloped land in order to either substantiate the basis for the growing criticism of so-called "speculators" or disprove, with empirical evidence, the concepts on which the misconceptions of speculation and the resulting criticism are founded. Consequently, following a general discussion of existing attitudes toward land in North America and the presumed effects of land speculation, this study attempts to establish empirically to what extent speculation in undeveloped land exists in the City of Kamloops, its causes and actual effects on the unit price of raw land. The study incorporates in its framework an extensive review of existing related literature under the general heading of "Land Speculation - A General Discussion". The purpose of this section of the study (Chapter II) is to identify and summarize varied observations documented by several authors who have both supported and rejected basic misconceptions with respect to land speculators. In addition, Chapter II provides a useful basis for comparing the personal observations of reviewed authors with the subsequent actual results of the analysis. The primary objective of the study is to measure the changes in raw land values from 1949-1970 in the City of Kamloops, and to rationalize these changes in terms of market behaviour. The approach used in an effort to achieve this objective is a time series analysis to isolate the causes contributing to changes in raw land values and as a result recreate the market behaviour of raw land sales in the intertemporary period. The subject of the analysis and primary source of data, is the City of Kamloops, exclusive of the unincorporated districts contiguous to the City's boundaries. Due to the economic substitutability of land use, it would have been more desirable to include the contiguous unincorporated areas; however, this was impossible as the required data was unavailable. The sales data is derived from a sample of 620 properties representing ten percent of the total population of legally defined parcels. The sample was obtained by extending two rays to the City's perimeter from a predetermined origin. The origin was chosen after completing an analysis of demographic and land use data in order to establish the most appropriate areas for the study. A third line was extended across the area which presently reflects the greatest concentration of new residential growth. The information requirements for each sample parcel, acquired from Land Registry Titles and Assessment Cards, were designed to reflect the type and number of bona fide transactions, price trends, land turnover rates, holding time, and pattern of development in each sample area from 1949-1970. It is important to note that the data input derived for Sample X (North Kamloops) is representative of an area which developed almost completely in the absence of subdivision controls while, in comparison, the data collected for Sample W (Sa-Hali) conversely represents an area which is presently developing under rigid municipal control. The importance of this factor is reemphasized in the analysis of the data and ensuing conclusions. It should also be noted in this connection that when the sample areas were chosen the researchers were unaware of the areas where development controls have been legislated and this factor did not prejudice the extensive data collection process. The significant areas of investigation directly relate to a widely quoted definition of the concept of speculation stating that land speculation is "the holding of land out of use pending its sale at a higher price". Comprehensive data indicates generally for the City of Kamloops whether land is being held off the market and if so by whom and for what holding periods. It also establishes a pattern of growth, price trends for residential lots, and relates to what degree accessibility dictates a pattern of growth. The analysis strongly supports a general conclusion that, in the historical growth of Kamloops excessive speculation in undeveloped land, either as previously defined or conversely represented by a premature conversion to a higher use, has occurred predominantly in the absence of legislated subdivision controls resulting in inferior subdivisions and urban sprawl. That is, speculation in itself has only been detrimental to the raw land market in Kamloops in the absence of legislative controls available to the Civic government as empowered by the Municipal Act of British Columbia. / Business, Sauder School of / Real Estate Division / Graduate

This thesis examines the use of mathematical models in astracting real world land use systems. The purpose of the study was to determine what types of decision models are available, whether they can be adapted to land use allocation problems, and which is most suitable for use in land use planning. Since planning was felt to be a means to satisfying or maximizing public welfare, the criterion used for model selection was the degree to which the model could aid in seeking land use policies which would be optimal in the sense of maximizing some measure of social welfare. Using this criterion, a form of linear programming which allows for several concurrent goals in the objective function was felt to be the best model structure available to land use planners today. This model structure was then used to construct a land use model for the City and District of Langley in the Lower Fraser Valley of British Columbia. The purpose of constructing the model was to illustrate the potential usefulness of this type of model for decision making in the land use field. This was done by showing how the various aspects of the real world land use system could be incorporated into the model and how the model could then be used to find land use patterns which would maximize a measure of social welfare. After a discussion of model results, possible further refinements and study were suggested and discussed. It was felt that the model structure chosen was well suited to the land use planning field and offered much promise as a potential planning tool. / Land and Food Systems, Faculty of / Graduate