REPORT TO: Loranne Hilton Date: February 14, 2018 Chief Administrative Officer File: DP-11-17 FROM: Laura Beckett Planner RE: DEVELOPMENT PERMIT APPLICATION DP-11-17 PURPOSE To present development permit application DP-11-17 for property at 1704, 1720 and 1724 Millstream Road. STRATEGIC PRIORITY Consideration of development permits is an operational item. SUMMARY Location: 1704, 1720 and 1724 Millstream Road Legal: • LOT 17 SECTION 31 HIGHLAND DISTRICT PLAN 39439 • LOT 2 SECTION 31 HIGHLAND DISTRICT PLAN 35908 EXCEPT PLAN 39439 • LOT 1 SECTION 31 HIGHLAND DISTRICT PLAN 35908 Zone: Rural Residential 1 (RR1) Development Permit Areas: • #1 – Steep Slopes • #2 – Water and Riparian Areas • #6 – Promotion of Energy and Water Conservation and the Reduction of Greenhouse Gases Additional Relevant Regulations: Riparian Areas Regulation Purpose: • Enable works towards subdivision approval • Enable District to acquire bonding for remedial works (tree replacement and establishment) BACKGROUND Please find attached draft Development Permit DP-11-17. As Council may recall, there is an application to subdivide the three subject properties into a 9-lot strata subdivision. There are three reasons the development requires a development permit: 1. Any property that falls within a development permit area is required to acquire a development permit prior to final subdivision approval. 2. Some of the works related to the subdivision fall within the steep slopes and water and riparian development permit area. Because at least one development permit area (DPA) is triggered, DPA #6 – Energy and Water Conservation and Reduction of GHGs is also triggered. 3. Unauthorized works occurred in 2016 that require remediation. To assure the remediation occurs and the new plants (trees in this case) become established, staff recommends requiring landscape bonding as part of the development permit. To Council February 19, 2018 Page 51
This document is posted to help you gain knowledge. Please leave a comment to let me know what you think about it! Share it to your friends and learn new things together.
Transcript
REPORT
TO: Loranne Hilton Date: February 14, 2018 Chief Administrative Officer File: DP-11-17 FROM: Laura Beckett Planner RE: DEVELOPMENT PERMIT APPLICATION DP-11-17 PURPOSE To present development permit application DP-11-17 for property at 1704, 1720 and 1724 Millstream Road. STRATEGIC PRIORITY Consideration of development permits is an operational item.
SUMMARY
Location: 1704, 1720 and 1724 Millstream Road Legal: • LOT 17 SECTION 31 HIGHLAND DISTRICT PLAN
39439 • LOT 2 SECTION 31 HIGHLAND DISTRICT PLAN
35908 EXCEPT PLAN 39439 • LOT 1 SECTION 31 HIGHLAND DISTRICT PLAN
35908 Zone: Rural Residential 1 (RR1)
Development Permit Areas: • #1 – Steep Slopes • #2 – Water and Riparian Areas • #6 – Promotion of Energy and Water Conservation
and the Reduction of Greenhouse Gases Additional Relevant
Regulations: Riparian Areas Regulation
Purpose: • Enable works towards subdivision approval • Enable District to acquire bonding for remedial works
(tree replacement and establishment) BACKGROUND Please find attached draft Development Permit DP-11-17. As Council may recall, there is an application to subdivide the three subject properties into a 9-lot strata subdivision. There are three reasons the development requires a development permit:
1. Any property that falls within a development permit area is required to acquire a development permit prior to final subdivision approval.
2. Some of the works related to the subdivision fall within the steep slopes and water and riparian development permit area. Because at least one development permit area (DPA) is triggered, DPA #6 – Energy and Water Conservation and Reduction of GHGs is also triggered.
3. Unauthorized works occurred in 2016 that require remediation. To assure the remediation occurs and the new plants (trees in this case) become established, staff recommends requiring landscape bonding as part of the development permit.
To Council February 19, 2018
Page 51
Council – DP-11-17 February 19, 2018 Page 2 of 5 While staff has the delegated authority to issue development permits in circumstances 1 and 2 above, the authority to issue development permits requiring bonding rests with Council. It is for this reason that the development permit application is before Council. At this point in time, the applicant expects to be able to use on-site soils including rock for road building activities. It has been explained to the applicant and land owner, and they are aware, that if the project requires a Soil Deposit or Removal Permit within a development permit area, they are required to return to Council for an amendment to this permit. OPTIONS
1. That Council approve DP-11-17. 2. That Council deny DP-11-17. 3. That Council request more information from the applicant.
DISCUSSION Staff attaches the draft permit for Council consideration. The permit requires any activities within development permit areas 1, 2 and 6 (Steep Slopes, Water and Riparian Areas, and Energy and Water Conservation and Reduction of GHGs) be conducted in accordance with the all attachments. The attachments are the conditions of the development permit. Table 1 explains the purpose of each attachment. Table 1
ATTACHMENT PURPOSE Attachment 1: Millstream Creek Properties – Road A Site Plan, Notes, Key Plan, Plan, Profile, and Sections – “Issued for Development Permit,” dated February 14, 2018, by JE Anderson and Associates
• Preliminary road design – Final “for construction” design next stage that is reviewed as part of the subdivision process
• Shows areas where works/disturbances will occur
Attachment 2: “Proposed 9 Lot Strata Subdivision – Lot 0 Millstream Road – Highlands, BC,” by Ryzuk Geotechnical, dated November 21, 2017
• Requirement of Steep Slopes DPA • Draws attention to areas of concern for
follow-up and certification
Attachment 3: Riparian Areas Regulation Assessment Report for the Lands, by Cascadia Biological Services
• Requirement for both Provincial Riparian Areas Regulation and Highlands’ Water and Riparian Areas DPA;
• Establishes streamside protection and enhancement area and recommendations for project
• Requires monitoring of works within 30m riparian area assessment area
Attachment 4: “Environmental Impact Assessment of Riparian Development Permit Area – 1704/1720/1724 Millstream Road – District of Highlands BC,” dated June 26, 2017 by Cascadia Biological Services. Tree replanting and bonding requirements on page 1 of report.
• Provides tree replanting prescription and location, as well as bonding estimate
• Bonding estimate includes 6 months monitoring to assure establishment of newly planted trees
Attachment 5: “Environmental Impact Assessment 1704/1720/1724 Millstream Road – District of Highlands BC,” dated February 26, 2017 by Cascadia Biological Services. “Options and Recommendations” list on page 3 of report.
• Gives basic environmental recommendations toward development and subdivision of subject lands
Page 52
Council – DP-11-17 February 19, 2018 Page 3 of 5
ATTACHMENT PURPOSE Attachment 6: Guideline Check Sheet – Development Permit Area 6, Purpose: “Sub-division from 3 lots into 9 lots for re-sale,” dated November 3, 2017
• Conditions for DPA #6 (Energy and Water Conservation and Reduction of GHGs) at subdivision stage/DP stage of project.
Attachment 7: Plan Showing Trail Dedication in pink
• Shows location of parkland dedication, which will be used as trail
• DP allows for construction of trail • Standard of trail is regulated by
Subdivision or Development of Land Bylaw
Attachment 8: Maps of Disturbed Areas and Future Disturbances
• Shows overall areas of development
As stated in section 4 of DP-11-17, the permit authorizes the District to acquire from the applicant bonding in the amount of 110% of the estimated cost of providing all landscaping with respect to the remediation of areas and planting of trees as outlined in Attachment 4. The estimate is for $8,000; 110% equals $8,800. This money would be required before the permit would be issued. The security would be returned once District staff receives a letter of final inspection. Parkland Dedication and Select Committees Recommendations Council’s decision regarding choice of parkland dedication has been incorporated into the various attachments to the development permit. This allows the developer to also begin/complete trail construction where the trail is within development permit areas. Trail construction standard is regulated by the District’s Subdivision or Development of Land Bylaw. Please find attached a set of minutes that chronicles the various Council, SSSC and SLUSC meetings where parkland dedication pursuant to the proposed subdivision was discussed. Staff summarizes the events below: At their May 1, 2017 Meeting, pursuant to the subdivision application for the subject properties, Council resolved to acquire for parkland, in the form of trails, in the area generally shown as dashed green line in Map 2 below. The resolution was:
That Council agree to Option 2 in regards to parkland dedication or cash in lieu for PLA-01-16, which states: The same trails plan as attached but rather than the 5% parkland as shown in green the parkland would be dedicated in strips that equal 5% of the area required and would follow the trails. Trails would be built at the expense of the developer and turned over to the Highlands. Trail corridors would be approximately 550m in length and 7m in width.
Page 53
Council – DP-11-17 February 19, 2018 Page 4 of 5 Map 2 – Showing “Park Dedication” Location for Subject Properties in Green Dashed Line
Council also directed that the location of trails be referred to the Social Sustainability Select Committee. That committee reviewed the trail location and supported it. They additionally provided recommendations to Council regarding trail materials and construction. Subsequently, Council referred the matter regarding potential trails and park land dedication to the Sustainable Land Use Select Committee. SLUSC concurred with the SSSC’s recommendations and also recommended hand construction of the trails. In regards to both select committees’ recommendations, Council directed that the recommendations be referred to staff for review and consideration of a discussion with the owner/applicant. These discussions occurred between the Approving Officer and the owner/applicant during the summer of 2017. Both select committees, through their recommendations, wanted to assure the careful construction of the trails, especially adjacent to the riparian areas. One way for the District to assure this is by requiring environmental monitoring of construction activities near riparian areas by an appropriately qualified professional. In this case, the Riparian Areas Regulation report requires environmental monitoring by a Registered Professional Biologist (R.P. Bio.). The environmental monitoring is described in section 5 of the Riparian Areas Regulation Report. Because this report would be Attachment 3 to the development permit, the applicant/land owner would be required to do the environmental monitoring. Likewise, Attachment 5, which provides more general recommendations for working within sensitive or disturbed areas, also requires environmental monitoring. Attachment 4, which states the prescription for remediation of disturbed areas, has included monitoring of tree health for 6 months to assure the new trees establish themselves. Page 54
Council – DP-11-17 February 19, 2018 Page 5 of 5 CONCLUSION Subdivision and planning staff have worked with the applicant to acquire professional guidance and recommendations in order that the development can proceed in accordance with the District’s regulations. Staff is satisfied that the guidelines of each relevant development permit area have been met, and recommends that Council issue DP-11-17. RECOMMENDATION That Council approve DP-11-17. Respectfully submitted, Concurrence
Laura Beckett, MCIP, RPP Loranne Hilton Municipal Planner Chief Administrative Officer Attachments:
• Excerpt from Minutes from Council, SSSC and SLUSC regarding parkland dedication • Draft DP-11-17 and attachments
Page 55
Page 56
Page 57
Page 58
Page 59
Page 60
Page 61
Page 62
Page 63
Page 64
Page 65
Page 66
Page 67
Page 68
DISTRICT OF HIGHLANDS
DEVELOPMENT PERMIT NO. DP-11-17
ISSUED TO: Tracey Knight (“Permittee”) MAILING ADDRESS: c/o Michael Volk
4923 Townsend Drive Victoria BC V8Z 5P2 1. The “Lands” are:
• LOT 1 SECTION 31 HIGHLAND DISTRICT PLAN 35908 (PID: 000-370-401) / 1724 Millstream Road
• LOT 2 SECTION 31 HIGHLAND DISTRICT PLAN 35908 EXCEPT PLAN 39439 (PID: 000-370-428) / 1720 Millstream Road
• LOT 17 SECTION 31 HIGHLAND DISTRICT PLAN 39439
(PID: 000-975-788) / 1704 Millstream Road 2. This Development Permit shall be solely to authorize:
Within the lands included in Development Permit Area 1 (Steep Slope), Development Permit Area 2 (Water and Riparian Areas) and Development Permit Area 6 (Energy and Water Conservation and Reduction of Greenhouse Gases): Works pursuant to Preliminary Layout Assessment PLA-01-16 toward subdivision of the Lands: Blasting, vegetation removal, tree cutting, soil movement among the Lands provided no District roads are used in such movement, building and construction of site services, and site grading – All required to install strata roads, driveways, trails, utility service trenches, drainage facilities, and home building sites.
3. The Lands described herein shall be developed strictly in accordance with the terms, conditions, and provisions of this permit. This includes specifically: Attachment 1: Millstream Creek Properties – Road A Site Plan, Notes, Key Plan, Plan,
Profile, and Sections – “Issued for Development Permit,” dated February 14, 2018, by JE Anderson and Associates
Attachment 2: “Proposed 9 Lot Strata Subdivision – Lot 0 Millstream Road – Highlands, BC,” by Ryzuk Geotechnical, dated November 21, 2017
Attachment 3: Riparian Areas Regulation Assessment Report for the Lands, version uploaded to Provincial RARNS website on February 7, 2018, by Cascadia Biological Services. Environmental monitoring required as per section 5 of report
Attachment 4: “Environmental Impact Assessment of Riparian Development Permit Area – 1704/1720/1724 Millstream Road – District of Highlands BC,” dated June 26, 2017 by Cascadia Biological Services. Tree replanting and bonding requirements on page 1 of report.
Attachment 5: “Environmental Impact Assessment 1704/1720/1724 Millstream Road – District of Highlands BC,” dated February 26, 2017 by Cascadia Biological Services. “Options and Recommendations” list on page 3 of report.
Attachment 6: Guideline Check Sheet – Development Permit Area 6, Purpose: “Sub-division from 3 lots into 9 lots for re-sale,” dated November 3, 2017
Attachment 7: Plan showing “Trail Dedication Area (Park),” in pink, by JE Anderson and Associates, dated February 6, 2018
Attachment 8: Maps of Disturbed Areas and Future Disturbances, by JE Anderson and Associates, dated November 7, 2017
Page 69
4. The applicant shall deposit a landscape security deposit in the amount of 110% of the estimated cost of providing all hard and soft landscaping as described in Attachment 4 in the form of an irrevocable letter of credit or certified cheque pursuant to Section 502 of the Local Government Act. The Applicant will provide to the District a letter of final inspection within one year of this issuance of this permit that guarantees the planting prescription and site remediation recommendations, as described in Attachment 4, are completed to the satisfaction of an appropriately qualified professional prior to return of security deposit.
5. This Permit is issued subject to compliance with all the Bylaws of the District applicable thereto,
except as specifically varied or supplemented by this Permit. Specifically: Tree Cut Permit, issued as required Blasting Permit, issued as required Prior to final subdivision approval, with respect to Attachment 2, a report from an
appropriately qualified professional engineer certifying that the Lands may be safely used for the intended use is required.
6. If the Permittee does not substantially commence the development permitted by this Permit
within 24 months of the date of this Permit, the Permit shall lapse.
RESOLUTION PASSED BY THE COUNCIL OF THE DISTRICT OF HIGHLANDS THE XXTH DAY OF XXXX, 2018.
AUTHORIZED THIS XXTH DAY OF XXXXX, 2018
Laura Beckett, MCIP, RPP Planner
Page 70
Page 71
Page 72
Page 73
Page 74
Page 75
Page 76
Page 77
Page 78
Page 79
Page 80
Page 81
Page 82
Page 83
Page 84
Page 85
Page 86
Page 87
Page 88
Page 89
Page 90
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 2 of 32
Table of Contents for Assessment Report Page Number
1. Description of Fisheries Resources Values ……………………………….
2. Results of Riparian Assessment (SPEA width) …………………………..
7. Assessment Report Professional Opinion ……………………………………
Page 91
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 3 of 32
Section 1. Description of Fisheries Resources Values and a Description of the Development proposal
(Provide as a minimum: Species present, type of fish habitat present, description of current riparian vegetation condition, connectivity to downstream habitats, nature of development, specific activities proposed, timelines)
Purpose
The purpose of this RAR assessment is to determine RAR assessment area boundaries as
well as designated Streamside Protection and Enhancement Areas (SPEA) zones for a
proposed subdivision of 9 lots from parent property(s) measuring approximately 8 ha in
area (3 separate parcels). The parent lot is currently serviced from Millstream Road. The
report will also provide general recommendations for proposed works associated with the
subdivision. Future reports will have to be generated for each individual lot (post
subdivision and lot registration) if works are proposed within the identified RAR
assessment area(s). Works associated with the subdivision of the parent property
including infrastructure works, roads etc. that fall within the 30m RAR assessment area
will be dealt with when/if they are proposed to be completed. This will include a Section
9 Instream Works permit where these works fall within the bankfull width of the
channel/waterbody and/or the designated SPEA. This maybe required for a proposed
stream crossing over Millstream Creek and potentially another over an Unnamed
tributary.
Note: This amendment to the original RAR report is required as proposed utilities
including road/driveway/trail construction is now being proposed within the RAA
however, outside of the designated SPEA. Please refer to the Proposed Disturbance Map
#2 under Section 3 of this report. These intrusions into the RAA will be at two select
locations. The first will be for a driveway accessing two lots along the northwestern
corner of the subject property. The second is for a public road located along the eastern
boundary (mid section). The third will be for improvements to a public walking trail that
previously existed as an old logging road. In all cases, the intrusions are over previous
road/skidder grades resulting in limited disturbances to trees within the RAA. All
proposed works moving forward within these areas will be monitored by the designated
R.P. Bio. Disturbances outside of those areas required for the driveway and road
construction will be revegetated under the guidance of the R.P. Bio.
Background
The subject property(s) lies within the District of Highlands and are identified as PID(s)
000975788, 000370428 and 000370401. There are no civic addresses generated for these
properties at the moment. At the time of our assessment in August of 2016, there were
two streams within the subject lot that met the definition of a watercourse as identified in
Page 92
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 4 of 32
the Fish-Stream Identification Guidebook (1998). The primary and largest stream is
Millstream Creek while the other smaller tributary is unnamed. FISS reports for
Millstream Creek and unnamed tributaries indicate the presence of trout, stickleback,
bass and coho salmon being present along most reaches of the property. The total linear
length of the stream(s) through the property is approximately 417 meters. Access into the
new subdivision will be off of Millstream Road.
Stream Overview
Millstream Creek
This stream runs north to south through the eastern edge of the property. It is comprised
of one reach through the property. The average bankfull width is approximately 3m
which cobble, gravel and bedrock being the dominant substrates. The canopy closure is
seasonal and varies from 60-80% through most stream reaches and is primarily composed
of Douglas fir, western red cedars, as well as alder and arbutus. The understory is
dominated by salmon berry where the canopy closure decreases at select roadside
locations. Other dominant understory plants include salal, sword fern and red
huckleberry as well as recruitment conifers in the pole sapling stage of development.
Other understory plant noted were; pacific bleeding heart, field mint, braken fern, Oregon
grape, bitter cherry, oceanspray, lady fern, trillium, piggy-back saxifrage. Mostly
unconfined, this stream has cascade-pool morphology with an average gradient of 8%.
Unnamed Tributaries to Millstream Creek
There is one unnamed third order stream that flow into Millstream Creek within the study
area boundaries of the proposed subdivision. Comprise of two reaches including one
stream segment as well as a wetland segment, the unnamed tributary flows from north to
south along the western edge of the property going into and out of the property on several
occasions. Going from south to north, the first reach is comprised of a small wetland that
was only 10% inundated with water at the time of our assessment. The vegetation within
the wetland is composed of sedges, water-parsley, red alders, and hardhack around the
peripherals with dwarfed western red cedars at higher densities at select locations. The
area outside the HMW (high water mark) along the southern edge is composed of salal,
salmonberry, sword fern, with a canopy of red alder, western red cedar and Douglas fir.
There are no provincially generated FISS reports for this unnamed tributary. The second
reach of this watercourse falls within the property boundary along the northwest corner.
With an average channel width of 2.93m and an average gradient of 5%, the stream
exhibiting cascade-pool morphology was dry over 100% of the length within the
property. Channel substrate consisted primarily of cobble, small patches of gravel with
occasional intrusions of bedrock. Vegetation along this stream mimics that of Reach 1 of
Millstream Creek
Page 93
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 5 of 32
Section 2. Results of Riparian Assessment (SPEA width)
Attach or insert the Form 3 or Form 4 assessment form(s). Use enough duplicates of the form to produce a complete riparian area assessment for the proposed development
Page 94
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 6 of 32
2. Results of Detailed Riparian Assessment Refer to Chapter 3 of Assessment Methodology Date: 2016-08-31
Description of Water bodies involved (number, type) 1 stream
Stream 1
Wetland
Lake
Ditch
Number of reaches 1 Reach # 1
Channel width and slope and Channel Type (use only if water body is a stream or a ditch, and only provide widths if a ditch)
Channel Width(m) Gradient (%)
s arting point 3.45 I, Thomas Roy , hereby certify that: a) I am a qualified environmental professional, as defined in
the Riparian Areas Regulation made under the Fish Protection Act;
b) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight;
c) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and
d) In carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the Riparian Areas Regulation.
upstream 7.35 High
3.01
2.67 4
2.78
downstream 2.65
2.81
3.75
3.21 8 2.05 Low
2.75
Total: minus high /low 27.08
mean 3.01 6
R/P C/P S/P
Channel Type X
Site Potential Vegetation Type (SPVT)
Yes No
SPVT Polygons X Tick yes only if multiple polygons, if No then fill in one set of SPVT data boxes
I, Thomas Roy , hereby certify that: a) I am a qualified environmental professional, as defined in the Riparian Areas
Regulation made under the Fish Protection Act; b) I am qualified to carry out this part of the assessment of the development
proposal made by the developer Tracey Knight; c) I have carried out an assessment of the development proposal and my
assessment is set out in this Assessment Report; and d) In carrying out my assessment of the development proposal, I have followed the
assessment methods set out in the Schedule to the Riparian Areas Regulation. Polygon No: 1 Method employed if other than TR
LC SH TR
SPVT Type X
Polygon No: Method employed if other than TR
LC SH TR
SPVT Type
Page 95
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 7 of 32
Polygon No: Method employed if other than TR
SPVT Type
Zone of Sensitivity (ZOS) and resultant SPEA
Segment No:
1 If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
10
Litter fall and insect drop ZOS (m)
10
Shade ZOS (m) max 9.03 South bank Yes No X
Ditch Justification description for classifying as a ditch (manmade, no significant headwaters or springs, seasonal flow)
Ditch Fish Bearing
Yes No If non-fish bearing insert no fish bearing status report
SPEA maximum 10 (For ditch use table3-7)
Segment No:
2 If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
10
Litter fall and insect drop ZOS (m)
10
Shade ZOS (m) max 9.03 South bank Yes No X
SPEA maximum 10 (For ditch use table3-7)
Segment No:
If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
Litter fall and insect drop ZOS (m)
Shade ZOS (m) max South bank Yes No
SPEA Maximum (For ditch use table3-7)
I, Thomas Roy , hereby certify that: a) I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act; b) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and d) In carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to
the Riparian Areas Regulation.
Comments
Segment 1 represents the right bank facing downstream.
Page 96
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 8 of 32
2. Results of Detailed Riparian Assessment Refer to Chapter 3 of Assessment Methodology Date: 2016-08-31
Description of Water bodies involved (number, type) 1 stream and 1 wetland
Stream
Wetland 1
Lake
Ditch
Number of reaches 2 Reach # 1
Channel width and slope and Channel Type (use only if water body is a stream or a ditch, and only provide widths if a ditch)
Channel Width(m) Gradient (%)
starting point I, Thomas Roy , hereby certify that: e) I am a qualified environmental professional, as defined in
the Riparian Areas Regulation made under the Fish Protection Act;
f) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight;
g) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and
h) In carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the Riparian Areas Regulation.
upstream
downstream
Total: minus high /low
mean
R/P C/P S/P
Channel Type
Site Potential Vegetation Type (SPVT)
Yes No
SPVT Poly ons X Tick yes only if multiple polygons, if No then fill in one set of SPVT data boxes
I, Thomas Roy , hereby certify that: e) I am a qualified environmental professional, as defined in the Riparian Areas
Regulation made under the Fish Protection Act; f) I am qualified to carry out this part of the assessment of the development
proposal made by the developer Tracey Knight; g) I have carried out an assessment of the development proposal and my
assessment is set out in this Assessment Report; and h) In carrying out my assessment of the development proposal, I have followed the
assessment methods set out in the Schedule to the Riparian Areas Regulation. Polygon No: 1 Method employed if other than TR
LC SH TR
SPVT Type X
Polygon No: Method employed if other than TR
LC SH TR
SPVT Type
Page 97
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 9 of 32
Polygon No: Method employed if other than TR
SPVT Type
Zone of Sensitivity (ZOS) and resultant SPEA
Segment No:
1 If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
15
Litter fall and insect drop ZOS (m)
15
Shade ZOS (m) max 15 South bank Yes No X
Ditch Justification description for classifying as a ditch (manmade, no significant headwaters or springs, seasonal flow)
Ditch Fish Bearing
Yes No If non-fish bearing insert no fish bearing status report
SPEA maximum 15 (For ditch use table3-7)
Segment No:
2 If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
15
Litter fall and insect drop ZOS (m)
15
Shade ZOS (m) max 30 South bank Yes No X
SPEA maximum 30 (For ditch use table3-7)
Segment
No: If two sides of a stream involved, each side is a separate segment. For all water
bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
Litter fall and insect drop ZOS (m)
Shade ZOS (m) max South bank Yes No
SPEA Maximum (For ditch use table3-7)
I, Thomas Roy , hereby certify that: e) I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act; f) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; g) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and h) In carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to
the Riparian Areas Regulation.
Comments
Segment 1 represents the northern half of the wetland
Page 98
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 10 of 32
2. Results of Detailed Riparian Assessment Refer to Chapter 3 of Assessment Methodology Date: 2016-01-23
Description of Water bodies involved (number, type) 1 stream and 1 wetland
Stream 1
Wetland
Lake
Ditch
Number of reaches 2 Reach # 2
Channel width and slope and Channel Type (use only if water body is a stream or a ditch, and only provide widths if a ditch)
Channel Width(m) Gradient (%)
starting point 2.56 I, Thomas Roy , hereby certify that: i) I am a qualified environmental professional, as defined in
the Riparian Areas Regulation made under the Fish Protection Act;
j) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight;
k) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and
l) In carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the Riparian Areas Regulation.
upstream 3.15
3.33
3.42 4
2.71
downstream 2.12
2.89
3.13 3.05 6
1.90 Low
3.89 High
Total: minus high /low 26.36
mean 2.93 5
R/P C/P S/P
Channel Type X
Site Potential Vegetation Type (SPVT)
Yes No
SPVT Polygons X Tick yes only if multiple polygons, if No then fill in one set of SPVT data boxes
I, Thomas Roy , hereby certify that: i) I am a qualified environmental professional, as defined in the Riparian Areas
Regulation made under the Fish Protection Act; j) I am qualified to carry out this part of the assessment of the development
proposal made by the developer Tracey Knight; k) I have carried out an assessment of the development proposal and my
assessment is set out in this Assessment Report; and l) In carrying out my assessment of the development proposal, I have followed the
assessment methods set out in the Schedule to the Riparian Areas Regulation. Polygon No: 1 Method employed if other than TR
LC SH TR
SPVT Type X
Polygon No: Method employed if other than TR
LC SH TR
Page 99
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 11 of 32
SPVT Type
Polygon No: Method employed if other than TR
SPVT Type
Zone of Sensitivity (ZOS) and resultant SPEA
Segment No:
1 If two sides of a stream involved, each side is a separate s g ent. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
10
Litter fall and insect drop ZOS (m)
10
Shade ZOS (m) max 8.79 South bank Yes No X
Ditch Justification description for classifying as a ditch (manmade, no significant headwaters or springs, seasonal flow)
Ditch Fish Bearing
Yes No If non-fish bearing insert no fish bearing status report
SPEA maximum 19.56 (For ditch use table3-7)
Segment No:
2 If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
10
Litter fall and insect drop ZOS (m)
10
Shade ZOS (m) max 8.79 South bank Yes No X
SPEA maximum 10 (For ditch use table3-7)
Segment No:
If two sides of a stream involved, each side is a separate segment. For all water bodies multiple segments occur where there are multiple SPVT polygons
LWD, Bank and Channel Stability ZOS (m)
Litter fall and insect drop ZOS (m)
Shade ZOS (m) max South bank Yes No
SPEA Maximum (For ditch use table3-7)
I, Thomas Roy , hereby certify that: i) I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act; j) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; k) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and l) In carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to
the Riparian Areas Regulation.
Comments
Segment 1 represents the left bank facing downstream.
Page 100
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 12 of 32
Section 3. Site Plan
Site Plan
Page 101
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 13 of 32
Page 102
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 14 of 32
Note: SPEA and RAR assessment area buffer zones are measured from the HWM. Blue polylines and polygons represents stream and wetland. Yellow polylines represent the 10m SPEA (includes all three ZoS). Green polyline represents the 15m wetland SPEA (includes LWD and litter fall ZoS). Purple polyline represents the 30m wetland SPEA (shade ZoS).
Page 103
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 15 of 32
Page 104
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 16 of 32
Page 105
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 17 of 32
Page 106
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 18 of 32
Note: Dark pink colouring represents the existing trail system that will undergo improvements to the trail surface and minor vegetation clearing
Page 107
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 19 of 32
Section 4. Measures to Protect and Maintain the SPEA This section is required for detailed assessments. Attach text or document files, as need, for each element discussed in chapter 1.1.3 of Assessment Methodology. It is suggested that documents be converted to PDF before inserting into the assessment report. Use your “return” button on your keyboard after each line. You must address and sign off each measure. If a specific measure is not being recommended a justification must be provided.
1. Danger Trees Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
m) I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
n) I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; o) I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
2. Windthrow Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
3. Slope Stability Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
4. Protection of Trees Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
5. Encroachment Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
Page 108
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 20 of 32
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
6. Sediment and Erosion Control Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
7. Stormwater Management Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
8. Floodplain Concerns (highly
mobile channel)
Measures to protect and maintain the SPEA will be developed for
lots 3, 5, 6, 8 and 9 once designs are finalized. These measures
are only required if works are proposed within the 30m RAR
assessment area. If works are proposed, then an individual RAR
reports for each of the lots will be required I, Thomas Roy , hereby certify that:
a. I am a qualified environmental professional, as defined in the Riparian Areas Regulation made under the Fish Protection Act;
b. I am qualified to carry out this part of the assessment of the development proposal made by the developer Tracey Knight; c. I have carried out an assessment of the development proposal and my assessment is set out in this Assessment Report; and In
carrying out my assessment of the development proposal, I have followed the assessment methods set out in the Schedule to the
Riparian Areas Regulation
Page 109
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 21 of 32
Section 5. Environmental Monitoring Attach text or document files explaining the monitoring regimen Use your “return” button on your keyboard after each line. It is suggested that all document be converted to PDF before inserting into the PDF version of the assessment report. Include actions required, monitoring schedule, communications plan, and requirement for a post development report.
Specific Recommendations for Future Proposed Works Associated with the Subdivision
Construction Including Utilities, Roads Etc.
District of Highlands, BC
August 31st, 2016
Works within the 30m RAR Assessment Area
• Areas designated as the SPEA will be flagged with high visibility
flagging tape and temporary fencing when/if works are proposed
within the 30m RAR assessment area.
• Prior to construction, a detailed sediment and erosion control plan will
be developed to prevent the discharge of sediment laden water into the
SPEA or any watercourses identified on-site. This will include the
installation of sediment fencing/hay bales as determined by on-site
biologist prior to the initiation of construction activities.
• No works shall be undertaken within areas designated as SPEA (refer
to maps) except for those associated with a Section 9 Notification for
stream crossings, works within the SPEA and/or existing road
upgrades.
• All works Scheduled Within 30m of a Watercourse and Outside of the
SPEA will adhere to all recommendations as outlined in the BMP -
Develop with Care: Environmental Guidelines for Urban and Rural
Land Development in British Columbia. As well:
o Ensure construction will proceed smoothly without harmful
alteration of habitat;
o Provide long-term monitoring for disturbed sites until green-
up is established and the soils at the site are stable.
• Heavy equipment (excavators etc.) working within 30m of a
watercourse will be monitored for leaks (oil, hydraulic fluid etc.).
• Disturbed areas within 30m of a waterbody will be revegetated with
Page 110
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 22 of 32
native plants of a size that will quickly re-establish riparian cover
when construction activities are deemed complete.
• Detailed direction to contractors will be given to ensure that no erosion
or sediment movement will occur and that no silt will be released to
the SPEA during the construction and post construction phase.
• The site will be monitored by the designated QEP (once every week or
as required due to high rainfall events - >30mm/24 hour period) during
the construction period. Any contraventions of the RAR will be
communicated to the builder as well as local municipal staff and RAR
staff.
• A post construction report generated by the designated QEP will be
submitted to RAR and local municipal staff within three months after
activities are deemed substantially complete.
Page 111
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Please list name(s) of qualified environmental professional(s) and their professional designation that are involved in assessment.)
hereby certify that: a) I am/We Thomas Roy are qualified environmental professional(s), as defined in
the Riparian Areas Regulation made under the Fish Protection Act; b) I am/We are qualified to carry out the assessment of the proposal made by the
developer Tracey Knight, which proposal is described in section 3 of this Assessment Report (the “development proposal”),
c) I have/We have carried out an assessment of the development proposal and my/our assessment is set out in this Assessment Report; and
d) In carrying out my/our assessment of the development proposal, I have/We have followed the assessment methods set out in the Schedule to the Riparian Areas Regulation; AND
2. As qualified environmental professional(s), I/we hereby provide my/our professional opinion that: a) if the development is implemented as proposed by the development proposal
there will be no harmful alteration, disruption or destruction of natural features, functions and conditions that support fish life processes in the riparian assessment area in which the development is proposed, OR
(Note: include local government flex letter, DFO Letter of Advice, or description of how DFO local variance protocol is being addressed)
b) X if the streamside protection and enhancement areas identified in this Assessment Report are protected from the development proposed by the development proposal and the measures identified in this Assessment Report as necessary to protect the integrity of those areas from the effects of the development are implemented by the developer, there will be no harmful alteration, disruption or destruction of natural features, functions and conditions that support fish life processes in the riparian assessment area in which the development is proposed.
[NOTE: "qualified environmental professional" means an applied scientist or technologist, acting alone or together with another qualified environmental professional, if
(a) the individual is registered and in good standing in British Columbia with an appropriate professional organization constituted under an Act, acting under that association's code of ethics and subject to disciplinary action by that association, (b) the individual's area of expertise is recognized in the assessment methods as one that is acceptable for the purpose of providing all or part of an assessment report in respect of that development proposal, and (c) the individual is acting within that individual's area of expertise.]
Page 120
FORM 1 Riparian Areas Regulation - Qualified Environmental Professional - Assessment Report
Form 1 Page 32 of 32
Submission Instructions Riparian Areas Regulation – Qualified Environmental Professional – Assessment Report
RAR-QEP-AR
Forms you will need to complete are
Form 1 which has the database information, the description of the fisheries resources, development site plan, measures to protect and maintain the SPEA, and environmental monitoring.
Form 2, if more QEPs are part of the project team. Either Form 3 the detailed assessment form(s) or Form 4 simple assessment form(s)
which is for the results of the riparian assessment (SPEA width). Use enough copies of the form to complete the assessment of the site.
Form 5 is the photo form(s). Duplicate for additional photos.
NB: See the Guidelines and the Assessment Methods for detailed instructions on the information required for completing the Assessment Report. A complete Riparian Assessment Report based on the template forms must be converted to a single Portable Document Format PDF file prior to uploading onto the Notification System. The Assessment Report must be complete, by submitting the information specified, and posted to provide notification to the local government, Ministry of Water, Land and Air Protection and the Department of Fisheries and Oceans Canada. Tips for working with MS Word Template Forms Using the forms
⋅ Before beginning, print a hard copy of the form and the guidance files for reference
⋅ Open the template
⋅ Enter data into the shaded fields on the form
⋅ Use TAB to move from one field to another; SHIFT-TAB to go in reverse
⋅ Text and digital photos may be inserted from other applications
⋅ The amount of text that can be entered in each box is limited and cannot be changed by the user; boxes with date information, for example, require input like: yyyy-mm-dd.
Saving the completed form
⋅ Assign name to the completed form
⋅ Save a word document (*.doc file)
⋅ Do not overwrite the Template (*.dot file) with your completed form
⋅ If you do overwrite the template, you can download a new copy from this web site