Development Permit Area Guidelines Analysis and Review
Technical review assessing how the proposed subdivision at 221 Atkins Road complies with natural watercourse and terrestrial ecosystem guidelines.
Development Permit Area Guidelines Analysis and Review
Introduction
The subject property, located at 221 Atkins Road, has portions of the property located in the Natural Watercourse and Shoreline Areas and the Sensitive Terrestrial Ecosystems Development Permit Areas. This analysis and review will assess each development permit guideline and address how the proposed application complies with each specific guideline.
1.0 Natural Watercourse and Shoreline Areas Development Permit Area
Guideline 1 Development in freshwater riparian areas – e.g. adjacent to streams, lakes, wetlands and other freshwater watercourses – must comply with the requirements of the Riparian Area Regulations.
A component of the proposed subdivision application included a riparian areas assessment and report by a Qualified Environmental Professional. No work will occur in the Natural Watercourse and Shoreline Areas Development Permit Area and the Qualified Environmental Professional has advised that the proposed subdivision as designed can proceed without impacting the Development Permit Area.
Guideline 2 Development of riparian and shoreline areas should be limited and not negatively impact the ecological health of the immediate area or impede public access.
As no construction work will occur within the Natural Watercourse and Shoreline Area Development Permit Area public access will not be impeded. The Qualified Environmental Professional has advised in their report that the proposed subdivision as designed can proceed without negatively impacting the Development Permit Area.
Guideline 3 Retention of existing healthy riparian and shoreline vegetation should be maximized with any paths, structures or other constructed areas sited to minimize impact on trees and sensitive areas.
No construction work will occur in the Natural Watercourse and Shoreline Area and as such no vegetation will be impacted. A tree protection plan has been prepared by an ISA certified arborist and the recommendations incorporated within the Qualified Environmental Professional’s report ensuring no trees will be impacted within the Streamside Protection and Enhancement Area. Additionally, two variances have been requested to increase the setback from the Environmental Development Permit Area.
Guideline 4 Restoration of riparian and shoreline vegetation and habitat, including removal of invasive species, is encouraged for all properties within this Development Permit Area. Development should result in a net increase in native vegetation in almost all circumstances including trees, shrubs and grasses.
The Qualified Environmental Professional’s recommendations will be followed to ensure protection of all riparian habitat and vegetation even though no construction work will occur directly in the Natural Watercourse Development Permit Area. Removal of invasive species will occur as directed by the Qualified Environmental Professional in their report.
Guideline 5 For shoreline areas heavily impacted by previous development, target the restoration of ecologically appropriate vegetation for an average 15m wide (minimum 5 m) shoreline zone over 50% of the shore length.
The natural watercourse and shoreline area has not been heavily impacted by previous development having been retained in a natural state. Any restoration identified by the Qualified Environmental Professional will be completed as recommended.
Guideline 6 Riparian and shoreline area development should sensitively manage storm water, focusing on infiltration and release of storm water in ways and quantities that mimics natural patterns, avoids scouring and erosion and results in storm water free from pollutants.
The proposed stormwater management will follow all recommendations of the Qualified Environmental Professional and retention of vegetation will avoid scouring and erosion in order to maintain water quality.
Guideline 7 Shoreline protection measures should be limited to those necessary to prevent damage to existing structures or established uses on adjacent upland.
No structural shoreline protection measures have been identified as necessary in the Qualified Environmental Professional’s report and so have not been incorporated in the design. Retention of vegetation will avoid scouring and erosion in order to maintain riparian and shoreline integrity.
Guideline 8 In the design of new developments or re‐development, the use of soft engineered and innovative alternatives to stabilizing shorelines and preventing erosion, such as bioengineering rather than traditional hard engineered measures should be used.
No structural shoreline protection measures have been identified as necessary in the Qualified Environmental Professional’s report and so have not been incorporated in the design. Retention of vegetation will avoid scouring and erosion in order to maintain riparian and shoreline integrity.
Guideline 9 Where hard measures can conclusively be shown to be the only means of effectively preventing erosion, they should be designed in consultation with a registered professional biologist, qualified environmental professionals and professional engineers, as appropriate.
No ‘hard’ shoreline protection measures have been identified as necessary in the Qualified Environmental Professional’s report and so have not been incorporated in the design. Retention of vegetation will avoid scouring and erosion in order to maintain riparian and shoreline integrity.
Guideline 10 The preservation and enhancement of native trees and shrub clusters that overhang the waters edge is strongly encouraged as these provide shade, protection and feeding habitat for fish and wildlife.
All trees located in the Natural Watercourse and Shoreline Protection Area and the Streamside Protection Area are to be retained. A tree protection plan prepared by an ISA certified arborist has been prepared including recommendations to ensure that the subdivision can proceed without impacting vegetation.
Guideline 11 Any new public pathways or public access should be designed and constructed in consultation with a registered professional biologist or qualified environmental professional, as appropriate, and the Town of View Royal Parks Department.
No new public pathways or public access are proposed as a part of the subdivision application.
GUIDELINE CONSTRUCTION OF NEW AND REPLACEMENT OF EXISTING DOCKS AND BOAT LAUNCH FACILITIES
There are no existing docks or boat launch facilities located on the property and none will be constructed as a part of the application.
GUIDELINE - SPECIFIC OCEAN SHORELINE TYPES
The property is not located on the ocean so the guidelines of this section are not applicable.
GUIDELINE FOR DEVELOPMENT APPLICATIONS
The application for the subdivision, along with the supporting development permit application, has been prepared based on an environmental assessment supervised by a Qualified Environmental Professional. The environmental assessment incorporated analysis and recommendations from a professional geotechnical engineer, civil engineer and an ISA certified arborist.
Although no construction work is proposed in the Natural Watercourse and Shoreline Protection area recommendations from this report also ensure that this area will not be impacted based on the proposed subdivision.
2.0 Sensitive Terrestrial Ecosystems Development Permit Area
Guideline 1 Identify critical areas containing important, rare or fragile sensitive ecosystems or habitat.
The application for the subdivision, along with the supporting development permit application, has been prepared based on an environmental assessment supervised by a Qualified Environmental Professional. The environmental assessment incorporated analysis and recommendations from a professional geotechnical engineer, civil engineer and an ISA certified arborist.
Guideline 2. Avoid locating development in areas containing important, rare or fragile sensitive ecosystems or habitat where reasonable alternative sites exist.
The application for the subdivision, along with the supporting development permit application, has been prepared based on an environmental assessment supervised by a Qualified Environmental Professional. The environmental assessment incorporated analysis and recommendations from a professional geotechnical engineer, civil engineer and an ISA certified arborist to ensure no negative impacts occur in sensitive areas. Two variances have been requested to increase the distances from the proposed development to the Streamside Protection and Enhancement Area.
Guideline 3 The area cleared and disturbed for development should be minimized.
No area within the Sensitive Terrestrial Ecosystems or the Streamside Protection Enhancement Area is proposed to be developed nor is any area that would negatively impact either of these areas proposed to be developed.
Guideline 4 Fewer, but larger, undisturbed areas should be retained, rather than small or isolated undisturbed areas.
The entire Streamside Protection and Enhancement Area will be retained without disturbance and two variances have been requested to reduce overall disturbance and make undisturbed areas more contiguous.
Guideline 5 Buildings and associated infrastructure should be sited with sufficient undisturbed space around significant mature or established trees to protect root systems.
A tree protection plan has been prepared by an ISA certified arborist with the intent to ensure that all significant trees within the Streamside Protection and Enhancement Area are not impacted. Locations for lot services, including subsurface infrastructure and driveways, have been selected to minimize overall impact on significant trees.
Guideline 6 Undeveloped buffer areas should be retained around sensitive ecosystems, features or habitat where feasible. Buffer areas should be of sufficient width to limit access by invasive plants.
The Streamside Protection and Enhancement area defined by the Qualified Environmental Professional will ensure that the entire Streamside Protection and Enhancement Area is retained as a buffer area. Additionally, the only variances that have been requested are to increase the setback from the Streamside Protection and Enhancement Area resulting in a larger overall undisturbed area.
Guideline 7. Natural features should be retained through incorporation into the design of the development. In particular, unique or special natural features such as native grasses, rare plants, unique land forms, rock outcroppings, mature trees, spits and dunes should be protected.
A tree protection plan has been prepared by an ISA certified arborist to ensure retention of the greatest number of mature trees by selecting locations for site servicing and building locations that will minimize impact.
Guideline 8 Connections and corridors should be maintained to provide continuity between sensitive ecosystems and important habitat.
The existing riparian corridor will be maintained as no construction is proposed in this area. The Qualified Environmental Professional has concluded that the subdivision as proposed will not negatively impact the riparian area as this is contained within the defined Streamside Protection and Enhancement Area.
Guideline 9 Use of drought resistant and native plants in landscaping is encouraged.
Although landscaping is not proposed as a component of the subdivision process any plantings that are required will be drought resistant and native.
Guideline 10. The planting or introduction of non‐native plants should be avoided.
Although landscaping is not proposed as a component of the subdivision process any plantings that are required will be drought resistant and native.
Guideline 11 Avoid the introduction of invasive species.
Although landscaping is not proposed as a component of the subdivision process any plantings that are required will be drought resistant and native. Removal of any identified invasive species will occur under the direction of the Qualified Environmental Professional.
Guideline 12 Soil removal or deposit within or adjacent to a sensitive ecosystems or habitat should be avoided.
No soil removal or deposit will occur within the Streamside Protection and Enhancement Area according to the design prepared by the Qualified Environmental Professional.
Guideline 13. Alteration of natural drainage systems in ways that increase or decrease the amount of water available to a sensitive ecosystem should be avoided.
The natural drainage patterns of the existing lot including direction of intensity of flow will be respected. Any necessary mitigation measures to address potential increases or decrease to flow volumes will be incorporated as recommended by the Qualified Environmental Professional.
Guideline 14 Septic fields should be located in such a manner to avoid the possibility of polluting sensitive ecosystems or habitat.
The existing septic field will be removed and the subdivided lots will all connect into the municipal sanitary sewer system on Atkins Road.
Guideline 15 Driveways and other accesses should be limited to the number required for safe access, with shared driveway access where feasible. Driveway lengths and widths should be limited to the minimum necessary. If possible, the use of impervious surfaces should be discouraged.
Driveway lengths and width have been reduced based on the proposed variances and the use of permeable surfaces, similar to the existing driveway, are being considered.
Guideline 16 Permit Conditions
The proponent will abide by the conditions imposed by the permit when issued.
GUIDELINES WILDLAND/URBAN INTERFACE AND STEEP SLOPE AREAS
The proposed subdivision has reduced fire risk as it will be served by the CRD water system and it is on a main transportation corridor. Additionally, the existing house which uses legacy building materials has been offered to the Town of View Royal Fire Department as a practice building upon approval of the subdivision and development permit. A geotechnical engineer has conducted a slope stability analysis and determined appropriate setbacks for the locations of all buildings which have been included in the Qualified Environmental Professional’s design and certified as safe. Additionally, the proposed variances would increase the setbacks from the slopes as well as the identified Streamside Protection and Enhancement Area.
GUIDELINE FOR DEVELOPMENT APPLICATIONS
The application for the subdivision, along with the supporting development permit application, has been prepared based on an environmental assessment supervised by a Qualified Environmental Professional. The environmental assessment incorporated analysis and recommendations from a professional geotechnical engineer, civil engineer and an ISA certified arborist.
Although no construction work is proposed in the Sensitive Terrestrial Ecosystem area recommendations from this report also ensure that this area will not be impacted based on the proposed subdivision.
Variances
The Town may consider variances to siting or size regulations where the variance could result in enhanced protection of an environmentally sensitive area. The two variances to front yard setbacks have been proposed to enhance protection of the environmentally sensitive area by increasing the buffer distance between construction and the Streamside Protection and Enhancement Area. Approval of these variances along with the development permit will enhance environmental outcomes and is in line with the objectives and principles articulated in the Official Community Plan.
Summary
The proposed development, which has been designed by a multidisciplinary team including civil engineers, ISA certified arborist, geotechnical engineers and professional biologists overseen by a Qualified Environmental Professional, complies with all guidelines in the Official Community Plan. Substantial care has been taken to not only minimize impact but to enhance the ecosystem wherever possible, including retention of mature trees and vegetation wherever possible. Approval of the proposed variances will only serve to enhance the vitality of the natural ecosystems and increase the buffer areas around them.