Cedar Valley Local Area Plan 2 nd reading Cedar Valley Engineering Plan 2 nd review July 15, 2019
Overview • Background • Public Engagement • Protected Natural Assets • Environmental Management • Housing o Density Averaging o Density Bonusing • Neighbourhood Centres • Future Employment Lands • Engineering Plan • Implementation Page 180
Background Page 256
Background Proposed Current Minor changes to coincide with property lines. West side of Fairbanks moved from Phase 4 to Phase 1 East side of Harms Street moved from Phase 4 to Phase 2 Minor adjusts along Hawthorne Ave Presentation
Background Page 257
Background Plans and Policies: • CVEP is the Cedar Valley Engineering Plan (2019) • CVLAP is the Cedar Valley Local Area Plan (2019) • CVCDP is the Cedar Valley Comprehensive Development Plan (1996) • EMP is the Environmental Management Plan (2005) • CAC is the Community Amenity Contribution policy (2011) Environmental definitions: • Bio-Inventory Assessment is a report that assesses all environmental values, or natural assets, including aquatic, riparian, trees, terrestrial and avian habitat, physical attributes and natural capital on a development site. • Natural Capital means the world’s stock of natural resources, which includes geology, soils, air , water , and all living organisms. • Protected Natural Assets (PNA) is an OCP land use designation that means parcels of land … that have or could achieve attributes conducive to the retention of terrestrial or aquatic habitat, including Critical Habitat • Qualified Environmental Professional (QEP) means an applied scientist or technologist in good standing with an appropriate professional organization. QEPs must act under the organization’s code of ethics. A QEP could be a professional Biologist, Agrologist, Forester , Geoscientist, Engineer or Technologist. QEPs conducts RAR reports and Bio-Inventories. • Riparian Area Regulation (RAR) means the regulation under the Fish Protection Act that provides the legislated requirements for fish and fish habitat. • Streamside Protection and Enhancement Area is the setback from watercourse area determined by the QEP in accordance with the RAR .
Background Timeline June, 2017 Project initiated November , 2017 Updates to Council February, 2018 June, 2018 1 st reading December , 2018 February to March, 2019 Public consultation April to June, 2019 Staff review 2 nd reading July 15, 2019 August 6, 2019 Public Hearing (tentative) 3 rd reading (tentative) August 19, 2019 Final Adoption (tentative) CVLAP & CVEP Fall, 2019 Implementation report(s)
Public Consultation • General Consultation Open House • o 50 to 60 people attended On-line at engage.mission.ca • o 1047 were aware o 416 were informed o 31 were actively engaged o 3 most popular discussion topics were: ‘Neighbourhood Centres’, ‘Housing’ and ‘Parks and Trails’ First Nations • • Feedback mostly reflects support for proposed plans Will bring certainty to development community •
Other Consultation Mission Public Schools (MPS) • • Royal Canadian Mounted Police (RCMP) Ministry of Transportation (MoTI) • Agricultural Land Commission (ALC) • • Development community Internal departments • Engineering o Parks o Fire o Finance o Corporate Administration o
Protected Natural Assets 1996 & 2005 2018 & 2019 CVCDP Page 201 1996 CVCDP 2005 EMP 2018 OCP 2019 CVLAP • Provided environmental • Environmental protection • With adoption of OCP the • ESA areas renamed to protection objectives & approach & map included 5 ‘Added’, ‘Maintain’ and ‘ Protected Natural Assets policies defined areas: Natural Open Space’ areas (PNAs). • Established o Added, where combined into one • Builds upon 2005 EMP, 2018 environmental setbacks o Maintain, area designated OCP and includes an updated from creeks o Natural Open Spaces, Environmentally Sensitive approach • Gaudin Creek C diversion Remove (Compensation) & Areas (ESA). • Bio-inventories required & • Policy that an o Remove (Limited • Contains policies for ESAs , include invasive species, Environmental production) Urban Forest and Other tree, terrestrial & riparian Management Plan (EMP) Strategies for replacing, Environmental Topics, assessments • should be created mitigating, compensating for including DP guidelines. lost habitat ($25 sq. m)
Protected Natural Assets Areas designated as Environmentally Sensitive Areas (ESA) in the OCP will be re-named • Protected Natural Assets (PNA) in the CVLAP • PNAs are parcels of land … that have or support the retention or creation of terrestrial or aquatic habitat including: Critical habitat, Wetlands, Headwaters, Water retention, Re-charge areas & Other o ecological, Natural Capital or connectivity functions PNAs include Streamside Protection and Enhancement Areas (SPEA), but may physically extend • beyond ESAboundaries. • PNAs may be suitable for walking trails, recreation, and green infrastructure Policies with CVLAP re-enforce protection of PNAs : • PNAs could be expanded or if deemed suitable for reduction for development purposes o through a Bio-Inventory assessment , environmental and financial compensation would be needed Such changes require an OCP Bylaw amendment are negotiated with staff and Council as o part of the development application process
Protected Natural Assets Streamside Protection and Enhancement Area (SPEA) is determined by a Qualified Environmental Professional (QEP) under the Province’s Riparian Area Regulation (RAR ) Development area • PNAs are portions of land that have, or could support, terrestrial (forests, headwaters, water or recharge areas) or aquatic wildlife habitat (i.e., more than just watercourse setback). Watercourse • PNAs could include green and natural infrastructure for storm water management • In most cases PNAs include the SPEA . Trails (preferred 1.5 m wide) can be located within PNA , but not SPEA . Presentation
Protected Natural Assets • CVLAP policies reinforce protection of PNAs . In some cases, PNAs could be reallocated for • development through a Bio-Inventory Streamside Protection and Enhancement assessment process . Area (SPEA) is determined by a Qualified • Bio-Inventory assessment would have to Environmental Professional (QEP) under the show no environmental impact. Province’s Riparian Area Regulation (RAR) Once Bio-Inventory assessment is complete, • changes to PNAs boundary are negotiated with staff, and then Council as part of OCP amendment process. • Developer is requested: o to volunteer a CAC; o or replace on 2:1 ratio to remove PNA land. Development area • PNAs are portions of land that have, or could support, terrestrial (forests, headwaters, water or recharge areas) or aquatic wildlife habitat (i.e., more than just watercourse setback). Watercourse • PNAs could include green and natural infrastructure for storm water management • In most cases PNAs include the SPEA . Trails (preferred 1.5 m wide) can be located within PNA , but not SPEA . Presentation
Environmental Management 4.3.1 Development sites shall be assessed for the totality of their environmental values through a • bio-inventory . • 4.3.2 Natural assets identified in a bio-inventory, regardless of whether they are designated Protected Natural Asset (PNA) in the OCP , shall remain excluded from development; however , if a reduction of natural assets is proposed on the development site then compensation shall be provided by either: (a) dedication of land on the development site to the District at a ratio of 2:1 that’s acceptable to the District; or (b) a contribution in accordance with the District’s CommunityAmenity Contribution Policy . 4.5.1 A development application bio-inventory shall include an assessment of invasive species • including noxious weeds, wherein the QEP shall prepare a noxious weed management plan. • Walking trails located in PNAs shall generally be limited to a single-track natural surface trail 4.9.4 A tree canopy target of 40% should be considered for the long term protection and renewal • of the urban forest canopy in this community.
Housing OCP adopted in 2018 identified areas for Attached Multi-unit • development (i.e., apartments, townhouses, rowhouses, duplexes) Attached Multi-unit proposals and applications have primarily been • townhouses, rowhouses and duplexes OCP’s Attached Multi-unit designation allows for maximum density of 1.0 • FSR and 3 stories • Economically challenging to build Apartments at a density less than 1.0 FSR and 3 stories or less • Policies to encourage construction of Apartments: Density Averaging – Density Bonusing –
Housing Density Averaging OCP maximum 1.0 FSR Presentation Page 259 8.2.1 – Density Averaging whereby an increase in density on one portion of a development site may be permitted in exchange for reduced density on another portion of same site. Provide overall density doesn’t exceed 1.5 FSR or 6 storeys
Housing Density Bonusing Zoning Bylaw review Zoning Bylaw review 8.2.2 – Density Bonusing whereby additional density to build an apartment building is permitted in exchange for developer providing a significant community benefit in accordance with Zoning Bylaw. Overall density shall not exceed 1.5 FSR or 6 storeys.
Housing Density Bonusing
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