Development Permit Area for the Protection of the Natural Environment: Streamside Areas

1. Development Permit Area for the Protection of the Natural Environment:Streamside Areas Public Sessions June 13 & 14, 2007

2. Purpose of this Session • Why streamside protection • Explain the Development Permit Area (DPA) • Explain the “Protected Area” • Compare the existing and proposed permitting systems • Get your feedback

3. What is a Stream? • Includes - • a) a watercourse whether it usually contains water or not; • b) a pond, lake, river, creek or brook; and • c) a ditch, spring or wetland that is connected by surface flow to a) or b). • Adapted from the Environmental Protection and Preservation Bylaw and Riparian Areas Regulation

4. Why Protect Streams and Streamside Areas? Community Values - Fish Bank stability, Greenspace Wildlife

5. Streamside vegetation benefits….

6. Why? (cont’d) – it’s the Law • FEDERAL: • Fisheries Act – prohibits harm to fish habitat • PROVINCIAL: • Fish Protection Act –requires local governments to protect riparian areas from development • Riparian Areas Regulation – establishes methods for protecting riparian areas

7. Why? (cont’d) – DNV policies • OCP Natural Environment Policies • Conserve and protect watercourses • Local Plans • Detailed policies for protecting and enhancing streams • DPA 1 (Environment) • Applies to upper forested areas, major streams. • Does not contain specific setbacks, does require environmental impact study. Cont’d

8. Env’l Protection & Preservation Bylaw (1994) • Aquatic section established streamside setbacks from Top of Bank (TOB): • 15 m for residential • 30 m for multifamily, commercial, industrial • A permit is required for any work in stream corridors

9. What is a Development Permit Area? • BC Local Government Act • Area where “the natural environment, its ecosystems and biological diversity” needs to be protected • Development permits may: • Specify areas to remain free of development • Require natural features to be preserved • Require protection measures – e.g., replant, control erosion, enhance habitat, etc.

10. Why a DPA for streamside protection? • Clear authority to regulate a range of land use and development activities • Meet obligations under the RAR • Give clear guidance to property owners when a permit may be needed

11. What this DPA will not address • Protection from hazardous conditions • Marine foreshore

12. Where is the proposed DPA? • Applies to all parcels that: • contain a stream; • lie within 15 m of the TOB of a stream; or • Lie within 10 m of the TOB of a ravine greater than 60m in width.

13. Map of the DPA – current and proposed

14. What is the “Protected Area”? • Area (setback) within the DPA to be ultimately protected from development • Based on requirements of the RAR • Protected area on residential lots = • 15 m from TOB of streams • 10 m from TORB for ravines > 60 m wide

15. Realities in Existing Neighborhoods

17. Development in the Protected Area Principles: • Existing structures and land uses can continue as always (i.e., “grandparented”) • Locate new development outside PA • If exhaust all options but still can’t avoid PA – *may be approved with compensation for lost area (“no net loss”) • *If impact too severe – DP may not be approved • No development from stream centre to 5 m from TOB

18. “Grandparented” • Avoid altogether • Avoid – no options, compensate

19. Protected Area – example lot situations • No closer than existing development

20. Compensating for Riparian Loss • Compensation ‘ratio’: • Footprint • Permanency • Etc. • Example compensation: • Improving riparian vegetation on or off site • Removing other structures and restoring • Improving in-stream habitat – restoration plan

21. Compensation example

22. Protected Area – large parcels • > 0.5 ha (1.2 acres) • Opportunity to protect larger streamside area than on SF lots • Protected area = 30 m from TOB • No development from stream centre to 15 m from TOB

23. Protected Area – large lot situations

24. Exemptions – what would not need a DP • Development outside the Protected Area • Routine landscape maintenance • Renovation on existing foundation • Non-structural exterior reno’s (painting, etc.) • Emergency actions to prevent immediate threat to life or property • Cont’d…

25. Exemptions – continued • Approved riparian or in-stream restoration • Seasonal play equipment on existing lawn • Subdivision, where building envelope is outside Protected Area • Public works and services – follow guidelines

26. Compare Existing and Proposed

27. Bylaws Required • OCP amendment bylaw • Development Procedures Bylaw 7660 amendment • EPP Bylaw 7659 amendment

28. Summary • DPA is better tool than the EPP Bylaw: • Clear mandate to address all aspects of streamside protection • Fulfills obligation under the RAR • Recognizes all ecological values – it’s not just about fish. • Formalize what is being doing now under the EPP Bylaw • Provides certainty and consistency

29. Next Steps • Refine the concept and draft bylaws based on Council and public input • Submit to Council in Fall • 1st and 2nd reading • Public hearing • Final revisions • 3rd and 4th reading - adoption

30. Questions ?