HomeMy WebLinkAboutEnvironmental Development Permit Review ProcessMay 2010
ENVIRONMENT DP REVIEW PROCESS
What Kind of Environmental Mechanisms Do We Have
To Help Us Guide Development and Building Practices?
• OCP Environmental Natural Features Policies
• Watercourse Protection Development Permit (WPDP)
• Natural Features Development Permit (NFDP)
• Watercourse Protection Bylaw
• Soil Deposit and Fill Bylaw
• Tree Cutting Bylaw
• Senior Agency Legislation (Dept. Fisheries & Oceans,
Ministry of Environment, Environment Canada etc.)
Environmental DP Review Process
I. Stage One - Pre-Application Meeting Required
At this stage, the Environmental Planner may carry out a preliminary review either by using
existing environmental information system and GIS mapping or they may choose to carry out
a site visit to take a look at the site to determine complexity and potential information
requirements.
For larger scale development applications or around environmentally sensitive areas, the
following types of information may be required with the application package as determined in
the preliminary meeting:
• Topographic information: contours, hydrological features, steep slopes, rock bluffs,
existing drainage patterns, outfalls, and existing or proposed structures.
• Geotechnical or hydro geological report to determine site suitability, potential
impacts, and recommendations for mitigation or further studies.
• Ecological inventory that identify existing natural features that may require protection
or mitigation. This includes watercourses, wetlands, unique or protected flora and
fauna species, raptor nests, rock bluffs, significant wildlife or recreational movement
corridors, and enhancement or restoration opportunities.
• Tree review to determine general location and characteristics (age, size, type) of
existing mature or unique tree stands on site that exist within DP areas. The District
tries to work with landowners on retention and replacement strategies.
• Potential hazard review to determine if the property or site is located within
floodplain boundaries, escarpment or vulnerable slope areas, contaminated site, or
any other known areas of concern. A conceptual storm and rainwater mgmt plan is
often required along with proposed site development plan.
May 2010
II. Stage Two - Application Submission and Review
Environmental section will review information submitted by applicant and their consultants.
The Environmental section will carry out the following tasks:
• Recommend referral of the application to senior agencies and staff persons for their
comments and approvals;
• Carry out potential site visit(s) to verify information submitted by consultants;
• Determine whether additional mitigation or compensation is required;
• Contact applicant or consultants of record to ensure coordination of information and
recommendations of professionals are consistent with municipal objectives;
• Meet with file managers, applicant and consultants to determine if full environmental
DP information is required or abridged version based on site specifics.
• Determine if additional detailed studies or impact assessments are required.
III. Stage Three – DP’s, Impact Assessments, and Recommendations
At the third stage, the District may require applicants to provide more detailed environmental
impact assessments and recommendations for mitigation given the complexity/sensitivity of
the site, potential health or safety hazards present, the type of proposed land use activity,
and/or the scale of the development being proposed.
Depending on the nature of the project, the applicant may need to submit an environmental
development permit application and provide the District with the following information if it
has not already been provided at the preliminary application stages:
a) Environmental Impact Assessment – Identify potential impacts and
recommendations for watercourses, wetlands, natural features, and unique flora or
fauna on site. This report must be carried out by a qualified environmental
professional and recommendations should include
• Mitigation against potential impacts to setback areas, protected features,
steep slopes, wildlife corridors, or infiltration areas;
• Enhancement or restoration opportunities for disturbed or sparsely
vegetated areas found in environmental development permit areas.
• Phased clearing, grading, and construction plan to minimize disturbance to
soils and fauna where possible.
b) Geotechnical Assessment – A more detailed study may be required at this stage to
determine site and geotech suitability. Significant slopes greater than 25 percent
must be identified for protection. Geotechnical setback lines must be established by
a qualified professional using conservative factor of safety. Recommendations
should be included on how the site may be safely used for its intended purposes with
minimum impacts to sensitive areas.
c) Topographic Assessment – A survey plan prepared by a BCLS of existing topographic
features such as watercourses, wetlands, rock bluffs, existing structures, top of bank
and top of ravine banks where applicable, existing drainage patterns, and one metre
contours is required.
d) Arborist Assessment - An arborist report with an inventory (age, species, size) and
survey of the location of unique or mature tree stands (> 50 years age) or where tree
stands have an average diameter at breast height greater than 25 cm) within
Environmental DP areas outside setback areas. The plan will be submitted to the
May 2010
District along with recommendations on retention of significant trees and root
protection zones, hazard tree mitigation, and replanting where sparsely vegetated or
disturbed areas occur along with recommendations on windfall mitigation.
e) Conceptual Stormwater Plan - Demonstrate on site infiltration and exfiltration for
structures and roads where possible and identify where major rainwater
management and stormwater infrastructure will be located within proposed site
design outside of proposed park areas.
f) Hazard Assessment – Provide more detailed study and recommendations for
mitigation for areas located within floodplains, escarpment setback area, steep
slopes, geotech sensitive areas, windfall areas, or any other concern areas.
g) Hydrological Assessment – For larger scale development within Grant Hill Aquifer
area or Blue Mountain Aquifer, a hydrological impact assessment may be required.
IV. Stage Four - Detail Design Stage
Subdivision application review process begins and zoning goes to first, second, and third
reading by Council once lot geometry, setbacks, and developable area has been determined
to be feasible by the District.
At this stage, the District will require the applicant to submit final details including the
following information submitted in a timely and coordinated manner. At this stage, review
and approval has taken place between staff, consultants, and senior agencies:
a) Erosion and Sediment Control Plan – reviewed and approved by environmental
monitor and engineer of record for the site. This is often required after third reading.
b) Conceptual Detailed Stormwater Management Plan – letter of assurance from
engineer of record must comply with DFO stormwater management standards as well
as demonstrate compliance with Provincial and regional GVRD site source standards
where possible.
c) Watercourse Protection or Natural Features Development Permits –
Final environmental plans may be required on the following:
• Compensation measures for encroachment where applicable with clear
demonstration of NET BENEFIT to District;
• Enhancement or restoration works required in stream or within riparian
setback areas;
• Phased clearing and construction plans to reduce impacts from proposed
construction including restoration or remediation efforts;
• Recommendations on any further studies required.
V. Stage Five - Final Review and Approval Stage
At this time, the following documents are typically required:
• comprehensive grading plans, geotechnical plans, site design plans
• civil drawings for ESC and stormwater / rainwater management
• register documents such as covenants and dedication of parkland
• securities for enhancement and restoration required along with ESC plan
• bonding for environmental securities and maintenance agreements
Rezoning goes to Council for final reading along with DP’s and variances
May 2010
For each of the DP stages, it is recommended that the file managers request a meeting with
the Environmental Planner to discuss and review the application. A site visit is sometimes
recommended with the file manager and environmental section to review issues on the
ground.
Tree Survey Requirements
Retention of trees
Those trees (>25cm dbh) that have the potential for retention will be tagged by the Project
Arborist or environmental professional and protected from construction impacts with
mitigation controls such as flagging and temporary snow fencing. Mitigation will include
measures to ensure no disturbance to root zones of trees designated for protection.
Where development is occurring in phases, a tree retention strategy will be submitted by the
arborist or qualified environmental professional that shows those trees that have the
potential for retention (are they windfirm and healthy and will not be unduly impacted by the
development) and how they will be protected in each phase. The arborist report must also
address windfall or blowdown concerns along with recommendations for mitigation.
Removal or mitigation of trees
For each site or development phase, the arborist report will identify tree removal areas within
environmental development permit areas where they are necessary. Where development or
tree removal is taking place within 50 metres of a park, neighbouring properties, or within an
environmental development permit area, it is expected that trees (>25cm) located on
municipal owned lands or proposed parks that are within striking distance of any proposed
building envelopes will be assessed for potential hazards with recommendations provided by
the arborist for mitigation or removal where appropriate, along with replacement
recommendations where appropriate. The Project Arborist for the applicant will carry out the
tree mitigation measures and/or removal where necessary as a result of the findings from
this study.
Replacement of Trees
The tree management strategy should include measures for replacement and enhancement
of removed or damaged trees along with sparsely vegetated areas within the environmental
development permit areas on site which will include a three to five year maintenance
agreement to ensure the success of the replanting plan. A replanting plan along with an
estimate of the replanting and maintenance costs as well as security deposit for 100% of the
estimated costs will need to be submitted by the qualified environmental consultant.