Hazard Conditions for Steep Slopes

Proposed Development Permit Amendments

PROJECT UPDATE – MAY 2022

The City is currently seeking additional technical review and is refining the guidelines for the Proposed Development Permit Amendments: Hazard Conditions for Steep Slopes, based on feedback received from the public.

Thank you to those who have contributed to this project. A public engagement follow-up summary is being prepared and the FAQ section of this webpage is being updated.

Project Next Steps

May 2022

First Nations engagement is underway and will be completed by mid-May.
Additional outreach to technical experts concerning vegetation management and drainage is in progress and will be completed by mid-May.
The Environmental Advisory Committee will meet to review the proposed amendments arising from the public engagement sessions and additional technical review on May 18, 2022.

June – August 2022

The second public engagement report will be presented at the June 13, 2022, Council meeting.
The new Official Community Plan Amendment Bylaw is scheduled to receive first and second reading at the June 27, 2022, Council meeting.
A Public Hearing will take place on July 13, 2022 · The OCP Amendment Bylaw will be given third reading at the August 15, 2022, Council meeting.

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).

March 2022: A virtual Engagement session took place.

April 2022: A direct mail-out was sent to almost 1,800 households within the Hazard Conditions for Steep Slopes Development Permit Area.

FAQs

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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.
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 trees, especially older conifers, 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. A virtual public consultation session is also being organized for March 2022 (specific date and time to be determined).
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