Hazard Conditions for Steep Slopes

Proposed Development Permit Amendments

PROJECT UPDATE – JULY 2022

The City is proposing a number of amendments to the Hazard Conditions (Steep Slope) Development Permit Area in the Official Community Plan to improve human safety and reduce landslide risk. The proposed amendments also include revisions to exemption criteria that apply to maintaining vegetation on steep slopes.

PROJECT NEXT STEPS

AUGUST 2022

Council will consider Official Community Plan Amendment Bylaw No. 3869 for third reading and adoption on August 15, 2022.

Project History

November 2021: The City held two virtual meetings and an online survey to gather feedback on proposed amendments to two Development Permit Areas in the Official Community Plan (Hazard Conditions for steep slopes, and Great Blue Heron nest trees). An interim public engagement report was produced.

March 2022: An additional virtual engagement session took place.

April 2022: The proposed amendments were provided to First Nations for their consideration.

May 2022: The City’s Environmental Advisory Committee reviewed and endorsed the proposed amendments

June 2022: Council provided first and second reading to the OCP Amendment Bylaw and directed staff to schedule a Public Hearing.

July 2022: View the public hearing that was held on July 6, 2022 at www.campbellriver.ca/webcasts

SUMMARY OF KEY CHANGES

Thank you to those who have contributed and provided feedback during the public engagement process. The final public and stakeholder engagement report can be found here...

Development Permit Section 11B Steep Slopes

Rationale for Revision

Original Version followed by Revised Version

Exemptions

3) For Trees

In the title for this section, clarify that this section applies to activities on the steep slope only and to identify the need for an exemption form filled out by a certified arborist

Original version

For trees

Revised version

For trees on steep slopes the following are exempt provided an exemption form is filled out by a certified arborist and submitted to the City

Exemptions

3) For Trees

For tree removal, to accommodate the desire for greater flexibility in the ability to remove young trees on the slope for viewscapes without unduly increasing landslide risk

Original version

Removal of trees where the tree trunk diameter is less than 5cm (measured 1m from the base);

Amended version with new section added:

Removal of coniferous trees on the steep slope (such as firs, hemlocks and spruce) where the tree trunk diameter is less than 5cm (measured 1.3m from the base);

Removal of deciduous trees on the steep slope (such as alder and maple) where the tree trunk diameter is less than 20cm (measured 1.3m from the base);

Exemptions

3) For Trees

For pruning and limbing, the above distinction between tree types and the minimum diameter thresholds needed to be carried over

A clause was also needed to ensure that certified arborists are using proper pruning practises

Original version

Pruning and limbing where the tree trunk diameter is greater than 5cm (measured 1m from the base) subject to a Certified Arborist written opinion stating that the activity will not kill the tree;

Amended version

Pruning and limbing where the tree trunk diameter is greater than 5cm (measured 1.3m from the base) for coniferous trees, and greater than 20cm (measured 1.3m from the base) for deciduous trees subject to a Certified Arborist written opinion stating that the activity will not kill the tree and that ANSI A300 pruning standards are utilized;

Exemptions

3) For Trees

Topping trees above the minimum size thresholds is still not permitted; however, previously topped trees can continue to be topped

No original version

New section added

Previously topped trees may be re-topped under the direction of a Certified Arborist;

Exemptions

3) For Trees

Based on initial feedback from the Environmental Advisory Committee, tree modification to support nesting Bald Eagles was proposed where there is a shortage of replacement nest trees of suitable size. Initially proposed under additional environmental values which have been dropped from the proposed amendments, this section has been retained

No original version

New section added

Tree modification to support nesting opportunities for Bald Eagles as recommended by a QEP may be considered in areas where recruitment nesting habitat is unavailable and, even if the modifications are not generally recommended by a certified arborist (for example topping large conifers) subject to a Certified Arborist written opinion stating that the activity will not kill the tree;

Exemptions

3) For Trees

Homeowners expressed concern about the cost and feasibility of removing cut vegetation from the slope. Through technical review, it was determined that a compromise could be struck provided that the smaller branches left are dispersed in a manner that does not suppress the understorey

Original version

All cut vegetation arising from maintenance activities conducted under sections c., d. and e. must be removed from the slope at the time of cutting;

New version

All cut branches that are 5cm diameter or greater at their base arising from maintenance activities conducted under sections c., d. and e., must be removed from the slope at the time of cutting in a manner that does not create channelized pathways and the remaining branches must be dispersed on the slope so as not to smother vegetation;

Exemptions

4) Domestic yard maintenance, gardening and planting

In the title for this section, clarify that this section applies to yard maintenance and gardening activities in the buffer zone

Original version

Domestic yard maintenance, gardening and planting including,

Revised version

Domestic yard maintenance, gardening and planting in the 20 metre buffer area at the crest or the toe of the slope, including:

Exemptions

4) Domestic yard maintenance, gardening and planting

To specify and broaden yard maintenance activities that meet the exemption criteria, especially around tree removal

Original version

Removing any live or dead trees with a stem diameter less than 5cm (measured 1m from the base), including the root structure provided that exposed soil is repacked, regraded and replanted; provided that yard waste deposition on the slope does not occur.

New version

Removing any ornamental trees or fruit trees, live or dead of any size, including the root structure provided that exposed soil is repacked, regraded and replanted; provided that the cut vegetation is not deposited on the slope; and

Removing any live or dead native trees with a stem diameter less than 15cm (measured 1.3m from the base), including the root structure is provided that exposed soil is repacked, regraded and replanted; provided that yard waste deposition on the slope does not occur.

Guidelines

To include an assessment of how vegetation on slopes contributes to landslide risk

Original version

None

New guideline

Describe native vegetation on the slope and consider the role of natural vegetation and forest cover on slope stability and how changes to that vegetation, including invasive plant cover would affect slope stability

Guidelines

To include long-term maintenance requirements associated with native vegetation on steep slopes

Guidelines

Describe long-term maintenance of any development or mitigative works proposed in relation to the slope

Revised version

Describe long-term maintenance of any development or mitigative works proposed in relation to the slope including any maintenance that may be required in relation to natural vegetation and forest cover to maintain slope stability

Project Next Steps

A Public Hearing is scheduled for the Official Community Plan Amendment Bylaw, July 6, 2022.
The updated OCP Amendment Bylaw may be considered for third reading and adoption in August or September, 2022.

FAQs - Updated June 2022

Expand all

FAQs - Proposed amendments-OCP-Steep-Slopes

Q: What is a steep slope?

A: A steep slope is a slope that both has at least a 30 per cent grade and is 10 metres high from its crest to its toe.
Q: How are steep slopes regulated?

A: Steep slopes are regulated under the Hazard Conditions Development Permit Area in the City of Campbell River Official Community Plan. The Development Permit Area governing steep slopes includes the slope itself and all land within 20 metres of the crest and the toe of the slope (also known as the “buffer area”).
Q: Why is the City proposing updates to the regulations?

A: Amendments are being proposed to the Hazard Conditions Development Permit Area guidelines for steep slopes to improve human safety, protect property and address the landslide risk.
Q: What activities trigger the Hazard Conditions Development Permit process for steep slope areas?

A: Any development on the slope or within the 20-metre buffer area, including soil disturbance or vegetation removal could trigger the Development Permit process and require a technical report by a qualified professional with expertise in landslide assessments. This is the existing requirement under the Development Permit guidelines and this would remain the same with the proposed amendments.

Prior to starting any work within the Hazard Conditions Development Permit Area for steep slopes, contact the City’s Development Services Department to determine if a permit is required. Minor routine vegetation maintenance and hazard tree removal are generally exempt from the Development Permit process; however, written exemption permission would also need to be in place. Also, other Development Permit Areas may be applicable to address foreshore habitat or nesting Bald Eagles.

To contact Development Services, email planning@campbellriver.ca or phone 250-286-5725.
Q: I’ve always had trees pruned on the slope to improve my view without a Development Permit. Is that changing?

A: Many landowners manage vegetation on steep slopes to maintain viewscapes. Under most circumstances, minor vegetation management will continue to be permitted under the Hazard Conditions Development Permit Area exemptions with the oversight and sign-off of a certified arborist. The City will be working on a standardized form for landowners who need to address hazard trees or want to complete routine vegetation maintenance on steep slopes.

There are proposed changes to the permitted sizes of trees on the sleep slope that can be removed. Tree topping would no longer be permitted on the slope, but they can be limbed and pruned and previously topped trees could be re-topped. There would also be a requirement to remove some of the larger branches cut during maintenance activities. Please see the key summary table for specific sizes and requirements.
Q: What if I have a hazard tree on the slope and want to have it removed? Will that trigger the Hazard Conditions Development Permit Area process for steep slopes?

A: Under most circumstances, removing or modifying trees that are hazardous will continue to be permitted under the Hazard Conditions Development Permit Area exemptions. Removals must be supported by a hazard tree condition assessment specifying targets and referencing appropriate danger tree guidelines. Depending on the scale of the removal (how many trees are involved), the City reserves the right to require a steep slope landslide assessment to determine if additional measures are needed to manage landslide risks. The City will be working on a standardized form for landowners who need to address hazard trees or want to complete routine vegetation maintenance on steep slopes.
Q: How do I find out if my property is in the Hazard Conditions Development Permit Area for steep slopes?

A: A link to an interactive online map where you can view steep slope locations and search for your address is available at the link below.

On the map, the Hazard Conditions Development Permit Area for steep slopes includes both of the red shaded sections which include the steep slope and the 20-metre buffer area that extends from the crest and the toe of the steep slope.

View the Steep Slope Map
Q: What are the changes being proposed?

A: A new requirement would be that all technical reports submitted for works on steep slopes would need to meet the standards set out in the Guidelines for Legislated Landslide Assessments for Proposed Residential Developments in BC prepared by the Association of Professional Engineers and Geoscientists of British Columbia. In order to conform to current forest science, another significant change would be the requirement for technical reports to address the role that native vegetation and forest cover play in slope stability.

View all of the proposed changes to the Hazard Conditions Development Permit Area for steep slopes.
Q: How do I comment on or ask questions about the proposed changes?

A: Comments and questions can be emailed directly to sustainability@campbellriver.ca.
Q: How are residents being informed about the proposed changes?

A: In addition to website content, paid advertising in the local paper and media releases, the City is mailing a notice to all owners or occupants with property in the Hazard Conditions Development Permit Area for steep slopes to advise them about the proposed changes.
Q: What about preserving or restoring environmental values on steep slopes?

A: Initially the City was proposing to add additional requirements to the Hazard Conditions Development Permit Area for steep slopes to improve environmental outcomes. Proposed were tree retention areas and limiting invasive plant coverage. More information and a document showing these proposed changes are available here.

Note that these proposed amendments are no longer being considered as part of the current Hazard Conditions Development Permit Area amendment process for steep slopes, but they may be considered at a future time. If you would like to submit comments on these additional environmental guidelines for future reference, please email sustainability@campbellriver.ca.
Q: Is dumping yard waste on steep slopes permitted?

A: The proposed amendments prohibit yard waste dumping on steep slopes. Piles of yard waste retain water, smother the growth of native vegetation and increase the spread of invasive plants, which contribute to soil instability and increase landslide risk.
Q: How much does a Development Permit cost?

A: A Hazard Conditions Development Permit for steep slopes costs $750. No fee increases are proposed.
Q: How do I apply for a Hazard Conditions Development Permit for steep slopes?

A: For more information about applying for a Hazard Conditions Development Permit for Steep Slope and other Development Permits contact:

Development Services, email planning@campbellriver.ca or phone 250-286-5725.
Q: Are there any consequences to disregarding the Hazard Conditions Development Permit Area guidelines and exemptions for steep slopes?

A: The City’s Environmental Protection Bylaw is being updated and proposed amendments include the addition of clauses covering steep slopes and yard waste dumping. If development, including soil disturbance or vegetation maintenance, occurs without a Hazard Conditions Development Permit for steep slopes or without an accepted exemption form in place, a bylaw officer could issue a ticket and a fine.

View the proposed changes to the Environmental Protection Bylaw
Q: If I live at the top or bottom of a steep slope, do I need a Development Permit to maintain vegetation in my yard?

A: In the 20 metre buffer zone at the top and bottom of steep slopes, domestic yard maintenance and gardening are permitted under the exemption criteria. Also, ornamental and fruit trees of any size can be removed along with native trees up to 15 cm diameter measured at 1.3 m from the tree base

Hazard Conditions for Steep Slopes

Proposed Development Permit Amendments

PROJECT NEXT STEPS

Project History

SUMMARY OF KEY CHANGES

Project Next Steps

FAQs - Updated June 2022

FAQs - Proposed amendments-OCP-Steep-Slopes

Links