Lot in Thompson-Nicola, Electoral Area P (Rivers and the Peaks) (PID 014-293-641)

Zone

AF-1 (Agricultural/Forestry)

Zoning bylaw

TNRD Zoning Bylaw No. 2400, 2012

Homes allowed

One house (a secondary suite is allowed inside it), or one duplex, or one manufactured home

Main uses

Farming, forestry, gravel processing, golf course, cemetery, school or hall, wine and beer making; home business, guest ranch, riding stable, bed and breakfast

Smallest lot for a subdivision

8 ha (16 ha for intensive farming such as feedlots)

Setbacks

Front 6 m, sides 2.4 m (4.5 m beside a road), rear 6 m (2.4 m for an accessory building)

Heritage conservation area

None over the lot on the Province's list of local heritage conservation areas (a newly designated one may not be listed yet, and single buildings protected by a heritage bylaw aren't on it)

Fewest homes provincial law requires

Adds no homes here: the lot is in the Agricultural Land Reserve, where the Agricultural Land Commission's limits on homes come first (usually one secondary suite or accessory home at most, and some need the Commission's approval).

Transit-oriented area (provincial minimum)

Not in one: the Province sets transit-oriented areas only around the SkyTrain, West Coast Express and bus exchange stations its regulations list, in Vancouver, Burnaby, Surrey, Richmond, Coquitlam, New Westminster, Port Moody, Port Coquitlam, Delta, the Langleys, Maple Ridge, Pitt Meadows, the North Vancouvers, Abbotsford, Chilliwack, Mission, Victoria, Saanich, Langford, Colwood, View Royal, Nanaimo, Lantzville, Kelowna, Kamloops, Vernon, Penticton, Prince George and Whistler, and this lot is outside a municipality (B.C. Reg. 263/2023, checked 2026-10-06).

Short-term rentals (provincial rule)

The Province's principal residence requirement doesn't apply in Electoral Area P (Rivers and the Peaks) of the Thompson-Nicola Regional District (list in force from June 1, 2026), so the provincial rule doesn't limit short-term rentals to the host's home. Local bylaws, including the zone's own rules, can be stricter. Hosts anywhere in BC register each unit with the provincial registry.

On a lot of 4 ha or more, one extra detached dwelling is allowed: up to 186 m² of floor area, or in the ALR up to 90 m² on lots of 40 ha or less (s. 3.6.2). It needs approved water and sewage disposal.

Inside the ALR, the Agricultural Land Commission's rules come first and can rule out uses this zone lists.

Buildings and pens for intensive farming must be 300 m from homes, but homes in the AF-1, RL-1 and C-6 zones don't count, so a neighbour's feedlot can be closer to a home in this zone. Forestry equipment and gravel processing must be 300 m from any home (s. 6.3.5-6.3.8).

Our summary of Part 6 of TNRD Zoning Bylaw No. 2400, 2012, consolidated to 2026-08-13. Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property.

Zoning is only one layer: development permit areas, the official community plan, the ALR, building and septic permits and provincial housing rules can add limits or allow more. Confirm with the TNRD's planning department before you buy or build.

The provincial floor is our summary of the small-scale multi-unit housing rules in the Local Government Act (ss. 481.3 and 481.4) and the Local Government Zoning Bylaw Regulation, checked 2026-10-04. Local governments had to bring their bylaws in line by June 30, 2024, and with the 2025 changes by June 30, 2026, so the zone's own rules usually allow at least these homes already; height, coverage, setbacks and parking still decide how they fit. Whether the lot is inside an urban containment boundary, on community water or sewer, or near a frequent bus stop isn't checked here: confirm with the local government before you buy or build.

Clear of steep slope and water setbacks

112.8 ha (88%)

In or within 30 m of mapped water

10%

Steeper than 30%, outside that strip

1%

15 to 30% slope

38%

On designated floodplain (counted as clear)

0%

Median slope

13%

Main slope direction

Mostly faces south (75% of the lot faces within 45° of it); measured by us on NRCan's 30 m elevation model

Which way it faces

75% south (SE to SW), 2% north (NW to NE), 10% flat; the rest east or west

Terrain stability (Paul Lake)

Class III, Stable: low landslide potential: about 5% of the lot; Class II, Stable: very low landslide potential: about 45% of the lot; Class I, Stable: negligible landslide potential: about 50% of the lot (the Province's detailed terrain stability mapping, mapped at 1:20,000)

Estimated by us on Natural Resources Canada's 30 m elevation model: each dot on the plan is one 30 m cell. Small banks, gullies and benches can be smoothed out, and on lots under a few hectares the edges count for a lot. Slopes over 30% usually need a geotechnical engineer's report to build on; 15 to 30% is buildable with more work.

Not counted: zoning setbacks from the lot lines, room for a septic field and well (the Septic section screens for a field), easements and rights of way, and the local government's own slope or hazard development permit areas. What you can build names them where the local government publishes its map. A surveyor and the local government confirm where you can build.

The Province's terrain stability classes come from reading air photos, with some field checks, to plan logging and forest roads (I to III stable, IV potentially unstable, V unstable; reconnaissance maps use S, P and U). They aren't a geotechnical assessment of a building site. Where a building inspector considers land likely subject to land slip, rockfalls, debris flows or similar hazards, they can require a report from a professional engineer or geoscientist that it can be used safely before issuing a building permit, and must refuse one where the report says it can't (Community Charter s. 56, which applies in regional districts through Local Government Act s. 302). Our summary, checked 2026-10-07.

December 21 (shortest day)

7 h 20 min of possible direct sun; 7 h 40 min on open ground

March 21 (about the same on September 21)

11 h 30 min; 12 h on open ground

June 21 (longest day)

15 h 10 min; 16 h 20 min on open ground

Noon sun on December 21

16° above level; the hills due south rise to 3°, 4.5 km away

Highest hills in the winter sun's path

5° above level to the south, 4.3 km away

Measured at

The middle of the lot, ground at about 968 m, from head height

Water the ground lets you see (16 km)

An unnamed lake to the southeast, from about 2.2 km away

Highest skyline

8° above level to the north-northwest, 1.2 km away

Computed by us from the terrain only: trees, buildings and cloud aren't counted, so the sun that reaches a window or a garden is often less. The hours are possible direct sun, counted from when the sun's centre clears the hills, at head height at the middle of the lot; another spot on a hillside lot can differ.

The horizon is read from Natural Resources Canada's 30 m elevation model in 72 directions, out to 16 km: on its 30 m grid within 1.5 km, beyond that on a 120 m version of it, where single peaks can read a little lower than they are. The curve of the earth is taken into account.

The sun's path is from the standard solar position formulas. Hours are counted in sun time; clock times shift with daylight saving and with how far the lot is from its time zone's centre.

Check it on site: visit on a clear day in December or January, look at where the trees and buildings to the south fall, and ask neighbours when the sun leaves and comes back.

What the ground allows you to see from head height at the middle of the lot, read by us on the same elevation model as the sun hours, out to 16 km: trees, buildings and the house's own spot and height aren't counted, so a view the ground allows can be hidden by the forest, and a second storey can see over a rise. Lakes and rivers are the Freshwater Atlas's; the sea is read where the elevation model sits at sea level.

Capability class (1 best, 7 none)

Class 5: about 40% of the lot; Class 4: about 30% of the lot; Class 6: about 30% of the lot

What limits it

slope, stones

Map scale

1:50,000: describes the area, not the field

Mapped

1960s to 1990s (digitised 2015)

These classes rate how well the land suits ordinary field crops, from the soil and climate as surveyed decades ago. Drainage, irrigation or fill since then can change the real answer, and a map at this scale can miss a good or poor field. The Agricultural Land Commission weighs these classes when it decides applications.

If farming matters to you here, a professional agrologist (P.Ag.) can assess the soil on site.

Dams nearby

None within 1 km on the Province's list of dams

Dikes nearby

None within 1 km on the Province's map of dikes and flood protection works

These maps were drawn mostly in the 1980s and 1990s and cover only some rivers and lakes. Not being on one doesn't mean the land can't flood: ask the local government whether it has newer flood mapping, and whether its bylaws set a flood construction level or floodplain setback here.

Fires on the parcel

0

Fires within 2 km

1

Within 2 km in the last 30 years

0

Most recent nearby

1994 (25 ha, caused by people)

Largest nearby

1994 (25 ha, caused by people)

Causes on record within 2 km

1 caused by people

Fire perimeters mapped by the BC Wildfire Service since 1919, each with its size and the cause the Service recorded (lightning or people, sometimes unknown); older and small fires are less complete. Past fire is history, not a forecast: for insurance, ask about the fire protection area and the distance to the nearest fire hall.

Peak ground acceleration, 2% in 50 years (the code's design level)

0.085 g

Peak ground acceleration, 10% in 50 years

0.032 g

Short-period shaking Sa(0.2), the value the code uses for houses and other low buildings

0.19 g

The same value in city centres

Victoria 0.81 g, Vancouver 0.47 g, Kelowna 0.089 g, Prince George 0.064 g

Tsunami

More than 2 km from the ocean shore, so the Province's tsunami notification zones, which are for the coast, don't bear on it

These are the 2020 National Building Code's reference values at the lot's centre, on firm ground (site class C). Soft soil, fill or a slope can make shaking stronger; the site class and the values a building is designed for come from the building official or a geotechnical engineer.

2% in 50 years means shaking at least this strong has about a 1-in-2,500 chance in any year; 10% in 50 years, about 1 in 475. g is the acceleration of gravity. The comparison with Vancouver and the other cities is ours.

Liquefaction and earthquake-triggered landslides aren't covered here; ask the local government whether it has mapped them.

On record within 5 km

0

This is a list of landslides that are known to have happened, gathered from published inventories and from mapping on satellite images and lidar. It isn't a hazard map: it doesn't say how likely a slide is here, and no record nearby doesn't mean the ground is stable. Some parts of BC (the Fraser Valley and Fraser Canyon, Vancouver Island, Haida Gwaii, recent burn areas) are mapped in far more detail than others.

Each point mostly marks where a slide started. Debris can travel well past it, down a creek channel and onto the fan at the creek's mouth, so a lot on a fan or below a steep slope can be reached by a slide that began kilometres away. Distances are measured by us from the lot's boundary.

The kind of slide and its date are the database's own, mostly worked out from images, so treat them as a first look. Confirm with the local government, many of which have mapped steep-slope or debris-flow hazard areas, and with a geotechnical engineer.

Health region (regional figure, not this lot)

Thompson Cariboo Shuswap

Homes tested here

109

At or above 200 Bq/m³ (the guideline)

7 (6.4%)

At or above 600 Bq/m³

None

Across BC

143 of 1,817 homes (7.9%) at or above the guideline

Radon comes up from the ground and differs from one house to the next, even next door, so a regional figure says nothing certain about one home. The only way to know is a long-term test of at least 3 months. Health Canada's guideline is 200 Bq/m³ in the parts of a home where people spend more than 4 hours a day; above it, fix it within a year, and the higher the level, the sooner. For a home you buy, Health Canada suggests a long-term test once you've moved in.

The survey tested about a hundred volunteer homes per health region, with one long-term test each. That gives a rough regional picture: it isn't a map, and a region where few or none tested high can still have homes above the guideline. The survey grouped homes by the 2007 health regions; we place the lot by today's boundaries for the same areas.

Federal sites within 2 km

0

This inventory lists only contaminated sites on federal land or that the federal government is responsible for: military land, ports and harbours, airports, fisheries and research stations, reserve land, national parks and similar. Most contaminated sites in BC, such as old gas stations, dry cleaners and industrial land, are on the Province's Site Registry, which charges for searches and isn't shown here. Ask the seller what the land and its neighbours were used for; a Phase I environmental site assessment covers it properly.

Each site is one point given by its federal custodian, and a large site such as a base or an airport reaches well past it. Distances are measured by us from the lot's boundary to that point.

Confirm with the local government and a qualified environmental professional.

At-risk species or ecosystems on the parcel

None recorded

Within 500 m

None recorded

Wide-ranging species mapped over it

American Badger (Red-listed)

Secured records in the wider area

Yes (location withheld by the CDC)

Wildlife Habitat Area over the parcel

No

Ungulate winter range over the parcel

No

Proposed Wildlife Habitat Area over the parcel

No

Proposed ungulate winter range over the parcel

No

Sensitive ecosystems mapped on the lot

Not mapped here: the lot isn't covered by any of the Province's sensitive ecosystem inventories (checked 2026-10-11)

Red-listed species are at risk of being lost from BC; Blue-listed are of special concern. A record shows where the species was found, sometimes decades ago; no record doesn't mean nothing lives here, since most land has never been surveyed.

The CDC hides the exact location of some sensitive species inside large blocks; it shares details with landowners and their consultants on request (cdcdata@gov.bc.ca).

Species at risk can still limit building through local environmental development permit areas or federal critical habitat: ask the local government before planning work.

Wells within 2 km

12

Median depth

90 m

Median tested yield

38 L/min (11 wells tested)

Median water level below ground

9 m

Aquifer 250 under the lot

Pinantan Lake / Pritchard: fractured crystalline bedrock; productivity low, vulnerability moderate, demand moderate; 141 wells linked, median depth 83.1 m

Groundwater level trend

No provincial observation well still measured in the aquifer under the lot or within 10 km

Drinking-water protection zone

None over the lot on the Province's map (it holds only the zones a water system's protection plan has mapped, so many wells and intakes have none on it)

Water systems' wells and intakes within 300 m

None on the Province's list

Community watershed

Paul Lake Community Watershed: the main water source from Paul Lake for Paul Lake Waterworks, about 49 connections; designated in 1995 (per the Province's map)

Water licences on springs and drinking-water diversions (300 m)

None within 300 m on the Province's open maps

Neighbours' wells show what drillers found nearby, not what a new well here will find; many wells were never registered. For a property on a well, ask for a recent flow test and water quality test.

Productivity is how much water the aquifer gives up to wells; vulnerability is how easily a spill at the surface could reach it; both are the province's ratings for the whole aquifer, not this lot. Mapped aquifers cover mostly settled valleys: a lot outside every outline can still have groundwater. Confirm with a qualified hydrogeologist or registered well driller.

A community watershed is the land draining to a licensed drinking-water intake. Logging and road building on Crown land there must keep the water from harming the quantity, timing or safety of the supply (Forest Planning and Practices Regulation, s. 8.2). The designation sets no rule for private land by itself (our reading), but the people downstream drink the water: ask the water system what it asks of landowners, and keep a septic field, fuel, manure and livestock well back from the creek.

These are the Province's open maps of licensed springs and of points where drinking water is diverted from a stream for two or more homes or a water system. Other water licences (a creek diverted for one house, irrigation, storage) are only in the Province's water rights databases, which aren't open data, so no licence listed here doesn't mean none is held on or near the lot (our reading). Ask the seller whether a water licence comes with the land, its number and what it allows, and look it up by number or by the creek's or spring's name in the Province's Water Licence Search; FrontCounter BC (1-877-855-3222) answers questions about licences.

Nearest hospital

Royal Inland Hospital, Kamloops: 26 km

Next nearest hospital

Shuswap Lake General Hospital, Salmon Arm: 50 km

School catchment

Not mapped for this lot: catchments are shown only where the school district's boundaries are open data, for Surrey Schools (Surrey and White Rock) and the North Vancouver School District (the City and District of North Vancouver). Ask the school district which schools serve it.

Nearest public elementary school

Pinantan Elementary, Pinantan Lake: 3.3 km

Nearest public secondary school

Sun Peaks School, Kamloops: 19 km

Independent schools within 10 km

0

Nearest grocery store

Market Fresh Foods: 16 km

Grocery stores within 10 km

0

Nearest fire station

Rivershore Fire Department: 8.7 km, on the Province's list

Nearest ambulance station

Ambulance station 307, Chase: 23 km

Nearest transit stop

None within 1 km; the nearest is BC Wildlife Park: 11 km, route 17; 14 departures on a weekday, 9 on Saturday, 6 on Sunday (BC Transit's schedule, week of October 19, 2026)

Nearest park or protected area

Paul Lake Park, a provincial park: 6.5 km from the lot line

Nearest recreation site or trail

Pemberton Lake, on Recreation Sites and Trails BC's list: 4.9 km from the lot line

Distances are straight lines from the middle of the lot, measured by us. The drive is longer, and much longer where the road winds, crosses water or takes a ferry.

Hospitals are from the Province's list. Not every hospital has a 24-hour emergency department, and some small towns have a health centre with emergency care that isn't on this list: check with the regional health authority.

Which school a child goes to depends on the school district's catchment, not on distance: ask the district.

A fire station nearby doesn't mean it covers this lot: confirm the fire protection area with the local government. Insurers price fire cover by the road distance to the hall that responds and whether the lot is inside a fire protection area.

Fire halls and ambulance stations are from the Province's First Responders list (updated 2026-09-11), with fire stations it lacks added from OpenStreetMap. A hall that has moved may still be listed at its old address.

An ambulance station is where crews are based. How soon one arrives depends on where the crew is when the call comes.

Transit stops and departures are counted by us from BC Transit's and TransLink's published schedules for one week, leaving out the stop where a trip ends. A stop's distance is a straight line from the middle of the lot; the walk is longer. Service changes with the seasons: check the timetable before you count on a route.

Parks and recreation sites are measured in a straight line from the lot line. Conservancies, regional and municipal parks aren't on these lists. Recreation Sites and Trails BC's list doesn't say whether a site is open, closed or reachable this season: check its page before you go.

Grocery stores are from OpenStreetMap, mapped by volunteers: one may be missing, closed or mapped in the wrong place.

Confirm services with the local government.

Best speed recorded within about 1 km

none

Over a wired line (cable, fibre or DSL)

none recorded

Over fixed wireless

none recorded

LTE mobile within about 1 km

not recorded

Nearest place with 50/10 Mbps or faster

about 6.1 km away

Data

ISED National Broadband Data, May 2026

This is the service providers report to Innovation, Science and Economic Development Canada (ISED) for homes and roads near the lot, not a quote: ask providers whether they serve this address, at what speed and at what cost to connect.

Speeds are download/upload bands. 50/10 Mbps is ISED's top band, so a place in it can get much faster service, and it is the CRTC's target for every Canadian home.

A line that reaches homes within 1 km may stop short of this lot; bringing it further can cost the buyer. Fixed wireless and LTE need a clear line to the tower, which hills and tall trees can block.

Satellite service doesn't need nearby lines, but it needs a clear view of the sky.

Distances are straight lines from the middle of the lot, measured by us on a grid of about 250 m.

Collected by

The Province (rural area), for Thompson-Nicola, Electoral Area P (Rivers and the Peaks)

Rate every home pays, 2026

3.32955 per $1,000

Regional district (the electoral area's share)

0.8794 per $1,000

Regional hospital district

0.31255 per $1,000

School (set by the Province)

1.5977 per $1,000

Provincial rural tax

0.3861 per $1,000

Police tax

0.1155 per $1,000

Other

0.0383 per $1,000

Local service areas

Unclear for this lot: they cover parts of the area, up to 1.47007 per $1,000 each

Full rate for this lot

Unclear

The Province's rural rates don't say which local service areas (fire protection, recreation, street lighting, water, improvement districts, the Islands Trust) cover which lots, so they're left out of the rate above. Ask the Province's Surveyor of Taxes, or the seller for the latest tax notice.

Your bill uses BC Assessment's value for the property, which can differ from its price, and may also include parcel taxes and utility fees (water, sewer, garbage) that aren't rates on value.

The home owner grant takes up to $570 off the bill of a home its owner lives in ($770 in the Province's northern and rural area in 2026, and up to $845, or $1,045 there, for seniors, veterans and people with a disability), for homes assessed at $2,075,000 or less in 2026; above that it shrinks by $5 for each $1,000. From 2027 the northern and rural extra ends and the regular grant is $570 everywhere. The owner applies each year, and must pay at least $350 in tax ($100 for the higher grant) after it.

Police service

The Chase RCMP detachment (rural; inferred)

Crime severity index, 2025

65 (BC 92)

Violent / non-violent index

94 / 54 (BC 98 / 91)

Crime severity index, 2015

95 (BC 93)

Break and enter, per 100,000 people, 2025

129 (BC 281)

Theft of a vehicle, per 100,000 people, 2025

269 (BC 138)

Theft from a vehicle, per 100,000 people, 2025

119 (BC 441)

Violent crime, per 100,000 people, 2025

1,831 (BC 1,531)

All Criminal Code offences (not traffic), per 100,000 people, 2025

5,005 (BC 6,943)

Inferred: the nearest RCMP rural detachment Statistics Canada publishes figures for, about 23 km away. BC's police boundaries aren't open data, so the detachment that actually polices this spot may be another.

The crime severity index weighs each offence by how serious it is (one assault counts for more than several thefts), with Canada in 2006 set at 100. Rates are per 100,000 people living in the police service's area, so places with many visitors, commuters or seasonal homes read high, and in small places a few incidents swing the figures a lot. These are crimes reported to police, not all crime.

In BC only Surrey, the Township of Langley, Coquitlam and Port Coquitlam publish reported property crime block by block under an open licence; reports there count what was reported within 500 m of the lot. The police here don't, so the figures above are for the whole area they cover.

Police calls to a particular address aren't published in BC (privacy law keeps police records about identifiable people closed), and neither is whether a home was used as a grow-op or drug lab: that shows up as a notice on the title. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.