watercourse dpa district of north vancouver streamside dpa 1 development permit area for the...
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District of North Vancouver
Streamside DPA
Development Permit Area for the Protection of the Natural Environment:
Streamsides
District Council Workshop
May 15, 2007
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Introductions
Consulting Team: Harriet Rueggeberg
Susan Stratis
Staff Team: Ken Bennett
Richard Boase and Andrew Vander Helm
Susan Haid
Tamsin Guppy and Ross Taylor
GIS Dept.
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District of North Vancouver
Streamside DPA
Purpose of this Session
Why Streamside protection
Briefly review existing streamside protection in DNV
Explain the Development Permit Area (DPA)
Explain the “Protected Area”
Seek council’s approval in principle of this approach and proceed to public consultation
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Streamside DPA
What is a Watercourse?
Definition:
“includes …
a) a pond, lake, river, creek or brook whether it usually contains water or not; and
b) a ditch, spring or wetland that is connected by surface flow to something referred to in paragraph a).”
From the Riparian Areas Regulation
Why protect watercourses and riparian areas?
Fish
Wildlife
Greenspace
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Riparian Areas Regulation (2004)
Requires local governments to protect riparian areas during development
Base protection on state of watercourse and riparian area rather than type of land use
Use land use regulation powers under Part 26 of Local Government Act
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Env’l Protection & Preservation Bylaw
1994: aquatic section based on 1992 Land Development Guidelines Setbacks from TOB:
15 m ( SF residential) 30 m (multifamily, commercial, industrial)
Permits needed for any work or removal of vegetation in stream corridors
MOU - Environmental Review Committee
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Streamside DPA
District OCP – current policies (1990)
Natural Environment Policies Conserve and protect the watercourses, lakes and
foreshore environments (Policy 3.1.2)
Local Plans Detailed policies for protection and enhancement of
streams
DPA 1 (Environment) applies to all upper forested areas, major streams.
DPA guidelines do not contain specific guidelines or setbacks, do require environmental impact study.
Existing DPA Map (Protection of Natural Environment)
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What is a Development Permit Area?
Sections 919 and 920 (Part 26) of Local Government Act
Development permits may: Specify areas to remain free of development
Require natural features to be preserved, enhanced
Require protection measures – retain and replant vegetation, control drainage and erosion, etc. to preserve, protect, restore or enhance fish habitat or riparian areas.
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Streamside DPA
Why a DPA for streamside protection?
Clear authority to regulate a range of development activities
More comprehensive regulation than environmental permitting (limited #activities) or zoning (building setbacks only)
Meet Part 26 obligations under the RAR
Give clear guidance to property owners
Disadvantage: poor enforcement mechanisms
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What this DPA will not address
Protection from hazardous conditions
Marine foreshore
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Process for Creating Streamside DPA
1. Develop technical framework
2. Generate a map of the DPA
3. Review with DFO
4. Prepare draft bylaw amendments
5. Council workshop
6. Public information sessions – affected landowners
7. Revise draft bylaws
8. Council review and adoption
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Designating the DPA
Methodology: Staff reviewed GIS maps of all creeks in the District.
Using GIS, a 15m line was drawn from centre line of creeks. Any property touched by this line is included in the DPA.
Staff reviewed contours to determine Top of Bank and identified any additional parcels.
Summary DPA applies to all parcels that contain a watercourse
and/or lie within 15m of TOB of a watercourse, or 10m of TOB of a ravine greater than 60m in width.
Map of the Streamside DPA – current and new
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Defining the Protected Area
Protected Area = area to be ultimately protected from development within DPA
Methodology to establish the Protected Area is based on the ‘Simple Assessment’ under the RAR
Setbacks are measured from Top of Bank (TOB). This provides an enhanced level of protection as the RAR methodology is measured from the high water mark.
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Protected Area cont’d
Protected area (setback) = 15 m from TOB
10 m from top of ravine bank for ravines > 60 m wide
Existing permanent structures and land uses can continue as always (i.e., ‘grandparented’)
“No net loss” principle applied New development that cannot avoid Protected
Area must compensate for loss of riparian area “No build” zone from stream centreline to 5 m
from TOB
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Protected Area – residential lots
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Protected Area – residential lot e.g.
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Realities in Existing Neighborhoods
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Protected Area – large parcels
> 0.5 ha (1.2 acres)
May have opportunity to protect more significant riparian areas than SF lots
Again based on RAR “Simple Assessment”, assuming that existing or potential vegetation is greater than 15 m in width
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Protected Area – large parcel cont’d
Compensation Area
No further extension
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Compensating for Riparian Loss
Compensation ‘ratio’ Footprint, Permanence, Activity level, shade
Examples Improving riparian vegetation on or off site
Removing other structures and restoring
Improving in-stream habitat – restoration plan
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Exemptions - would not need a DP for:
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
Public works and services – follow guidelines
Riparian or in-stream restoration (approved)
Seasonal play equipment on existing lawn
Subdivision – where building envelope is outside protected area
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Proposed Development Permit Process
Planning – administers DP applications and approves permits
Environmental Services – reviews, advises of DP conditions
Requires delegation of authority to staff Council approval required if zoning bylaw
variances needed.
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Bylaws Required
OCP amendment bylaw
Development Procedures Bylaw 7660 amendment
EPP Bylaw 7659 amendment
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1. OCP Amendment Bylaw
Main elements…..
New DPA applies to all watercourses/streamside areas
New map showing all parcels in DPA
Definitions of all terms (i.e. protected area, top of bank)
Detailed objectives and justification
Specific guidelines and exemptions
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2. Development Procedures Bylaw
Main elements…..
Establishes fees for Streamside DPA
Reasonable fees ($100 for reconstruction on existing foundations, $200 new house or subdivision lot, no fee for habitat restoration)
Delegates authority to issue permits to staff
Director of Sustainability, Planning and Building issues permits
Except where zoning variance involved, then application goes to Council for approval.
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3. EPP Bylaw amendment
Main elements……
Remove portions of Aquatic section of EPP bylaw (so no duplication with DPA).
Retains regulations regarding discharge into watercourses, obstructing streams, in-stream works.
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North Shore Municipalities: Similar approach
West Van
Adopted Watercourse Protection & Enhancement DPA and guidelines in OCP. Protected area - 15m from TOB existing developed area; 30m new neighbourhoods.
Delegated authority to staff
City of North Van
Adopted Streamside Protection & Enhancement DPA, with guidelines in zoning bylaw. Applies to properties within 15m of TOB (protected area).
Delegated authority to staff.
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Summary
DPA process is a better tool to protect streams and the adjacent riparian area than the Environmental Bylaw
The DPA process is clearly defined with a clear legislated mandate
The DPA fulfils our obligation under the Riparian Areas Regulation (RAR)
The DPA recognizes all the intrinsic ecological values of our creek corridors. It is not just about fish.
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Summary cont’d
The DPA process will formalize what staff are doing now under the Env. Bylaw
The DPA will replace the Aquatic Section of the Env. Bylaw
The “Protected Area” is defined to meet or beat the RAR
Exemptions clearly defined, consistent with the RAR
Provides certainty and consistency
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Resource Implications
DPA applications and the review process by staff in Planning remains unchanged.
The application of the DPA process for projects by District Operations and Parks requires further assessment.
Potential implications to the Financial Plan will be provided when the DPA bylaws are introduced to Council in the Fall.
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Next Steps
Parks & Natural Environment Committee May 23
Proceed to public consultation in June: 2 sessions
Refine the Bylaws from the input from Council and the public
Back to Council for adoption in the Fall 2007 (includes bylaw readings and public hearing).
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Comments ~ Questions ~