• 6.0 Development Permit Areas

    • Kimberley Official Community Plan

    6.0   DEVELOPMENT PERMIT AREAS

    Development Permit Areas are designated pursuant to the Local Government Act. Each Development Permit Area includes guidelines for land use and development decisions in order to achieve the objectives set out in this Plan and ultimately move us toward the community’s desired vision for the future.

    These guidelines are not intended to be a restrictive checklist of rules so that all developments look the same. The purpose of these guidelines is to identify the community’s expectations for development, encouraging and allowing flexibility for creative design approaches by developers and designers, and a framework for City staff and Council to review and evaluate development proposals.

    Unless an exemption applies, a development permit is required prior to altering, developing, or subdividing lands in a designated development permit area. Unless an exemption applies, a development permit is required prior to construction of, addition to or alteration of a building or other structure in a designated development permit area.

     

    DEVELOPMENT PERMIT AREAS

    Development Permit Area #1 — Residential

    Development Permit Area #2 — Commercial

    Development Permit Area #3 — Industrial

    Development Permit Area #4 — Natural Hazard Areas

    Development Permit Area #5 — Environmental Protection

     

     

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    6.1   Development Permit Area #1 - Residential

     

    6.1.1   AREA DESIGNATION

    The Residential Development Permit Area is designated under section 488(1)(e),(f),(g),(h),(i) and (j) of the Local Government Act and applies to multiple-dwelling developments (three or more units in a building) and subdivisions resulting in three or more residential lots or units on all lands within the municipal boundary.

    6.1.2   JUSTIFICATION AND OBJECTIVES

    Kimberley is growing and demand for housing is increasing. The location, scale, and design of residential developments contribute significantly to the quality and cost of living in Kimberley.

    The objective of the Residential Development Permit Area is to ensure that residential development supports compact and cost-efficient growth that utilizes existing infrastructure capacity, improves the diversity and affordability of the housing supply to accommodate a wide variety of housing needs, and ensures an appropriate scale and design to complement adjacent land uses and development.

    6.1.3   EXEMPTIONS 

    1. A development permit is not required for internal alterations that do not affect the outer appearance of a building or structure.
    2. A development permit is not required for the construction of, or addition to, or alteration of a single family dwelling, two family dwelling, a dwelling unit that is accessory to a single family dwelling, or accessory buildings located on the same parcel.
    3. A development permit may not be required for subdivision of land involving minor boundary adjustments, lot consolidations or road dedication.

    6.1.4   GUIDELINES

    General Guidelines:

    1. Infill or redevelopment of vacant land in existing neighbourhoods, or sites presently occupied by older or low-density development, with more intensive use or next level of density is encouraged.
    2. Multiple lot subdivisions and new developments must incorporate a diverse mix of housing types, sizes and affordability to meet needs of all economic and social groups.
    3. Subdivision of land and the siting of buildings must protect environmentally sensitive areas and natural landscape features while enhancing recreational opportunities and open spaces.
    4. New developments must support the efficient use of land and existing infrastructure and provide easy access between neighbourhoods and to nearby services, pathways and parks.
    5. New developments must implement strategies to reduce water consumption and utilize green infrastructure to minimize runoff and increase on-site retention and infiltration of stormwater.
    6. New developments must provide accessible pathways and sidewalks to connect with adjacent sites, streets, neighbourhoods, parks and open spaces.
    7. New developments must plant street trees to create shade, enclose the streetscape and provide an attractive inviting public space.

    Building Siting Guidelines:

    1. Building locations, sizes and shapes should be tailored to the physical character of the site and compatible with neighbouring properties to minimize impacts on views, sun access or privacy.
    2. Reduced front setbacks are encouraged to create a close relationship between buildings and the roadway though buildings should not project too far in front or too far behind neighbouring structures.
    3. Existing vegetation and mature stands of trees, especially significant or landmark trees, must be preserved where possible while balancing need to mitigate wildfire hazard potential.
    4. New developments must provide stormwater management plans to ensure stormwater can be effectively managed on site to pre-development conditions and to mitigate downstream impacts.
    5. Preserve or enhance natural watercourses and ensure adequate protection of groundwater or watercourses from impacts of land clearing or grading.
    6. Off-street parking areas should be accessed from a lane or side street toward the rear of the property, include adequate areas for snow storage and drainage, and landscaped or otherwise screened from the street front.

    Building Design Guidelines:

    1. The design of buildings must ensure that the development is attractive and complements adjacent developments including consideration of massing, materials, lighting, roof form, landscaping, the relationship between buildings and open space areas, pedestrian and vehicle circulation, visual impact and design compatibility with surrounding properties and streets.
    2. Pedestrian scale, variety, relief and visual interest must be expressed in the design of buildings especially at the ground level and all elevations facing a street or other public space. Monolithic structures and long expanses of straight walls with no visual relief must be avoided.
    3. Buildings should employ local-traditional architectural elements, such as compact forms, durable materials, projecting eaves, pitched roofs and dormers.
    4. New buildings and significant retrofits must implement a range of strategies to reduce energy consumption, utilize energy efficient design and construction, support use of renewable energy systems and maximize overall building energy performance.
    5. Building materials must be durable, high quality and suitable to local climate conditions. Combinations for added relief and texture are encouraged. Appropriate materials include heavy timber, stained wood, fibre-cement, stone, corrugated metal and stucco. Unfinished plywood or chip board, artificial brick, plastic, vinyl or fibreglass materials are not appropriate.
    6. Muted and natural colour tones, reflecting those found in our natural surroundings, are generally preferred as the primary colour for buildings. Bright or bold colours, without being overbearing, are encouraged for accent, unique elements or to add visual interest to the streetscape. Combinations for variety and visual interest are encouraged.
    7. Roof design must include effective snow management to protect pedestrian and vehicle access points. Kimberley’s large accumulations of snow, freeze/thaw cycle and increasingly common rain on snow events are to be considered in roof design and material selection. Roof materials must be durable and fire resistant (minimum class A or B rating). Clay or cedar roofing are not suitable.
    8. Landscaping and screening elements should enhance visual interest, incorporate water conservation strategies, provide privacy and separation and complement adjacent development.
    9. Lighting should enhance but not overwhelm building design or the streetscape. Unobtrusive, recessed and shielded ‘dark sky’ fixtures must be used to minimize glare and light trespass onto adjacent streets and properties.
    10. Mechanical equipment should be appropriately screened and buffered to reduce any negative visual and acoustical impacts.
    11. Waste and recycling facilities must be animal proof and screened to reduce negative visual impacts.

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    6.2   Development Permit Area #2 - Commercial

     

    6.2.1   AREA DESIGNATION

    The Commercial Development Permit Area is designated under section 488(1)(f),(g),(h),(i) and (j) of the Local Government Act and applies to commercial and mixed commercial-residential developments and subdivisions on all lands within the municipal boundary.

    6.2.2   JUSTIFICATION AND OBJECTIVES

    In recent years, Kimberley has experienced an increase in new and renovated commercial buildings and demand for these spaces is growing. Many opportunities remain with existing commercial properties that are still in need of significant reinvestment.

    The objective of the Commercial Development Permit Area is to ensure commercial development contributes to improving the aesthetics, vibrancy and functionality of Kimberley’s commercial areas. The community desires continued growth as a high quality year-round destination with visually appealing, pedestrian oriented, unique, diverse and inviting commercial spaces.

    6.2.3   EXEMPTIONS

    1. A development permit is not required for internal alterations that do not affect the outer appearance of a building or structure.
    2. A development permit may not be required for subdivision of land involving minor boundary adjustments, lot consolidations or road dedication.

    6.2.4   GUIDELINES

    General Guidelines:

    1. Ensure commercial areas exhibit a diversity of building designs with priority to creating a high quality experience and visual interest for pedestrians.
    2. Infill or redevelopment of vacant or under-utilized sites with more intensive use or density is encouraged.
    3. Residential uses are encouraged within new and existing commercial buildings provided commercial uses are included on the main floor at grade and adjacent to the street front.
    4. Streetscape improvements, which may include sidewalks, benches, bike racks, lighting, public art, planters, and landscaping features, are encouraged.
    5. New developments must support the efficient use of land and existing infrastructure.
    6. New developments must implement strategies to reduce water consumption, minimize runoff and increase on-site retention and infiltration of stormwater.
    7. New developments and significant retrofits must implement a range of strategies to reduce energy consumption, incorporate energy efficient design and construction, support use of renewable energy systems and maximize overall building energy performance.

    Building Siting Guidelines:

    1. New buildings must be constructed with minimal or no setback from the front property line, setbacks should only be considered for the provision of outdoor seating, landscaping or plaza space.
    2. Off-street parking must be located behind the building, accessed from a lane or side street toward the rear of the property, include adequate areas for snow storage and drainage, and landscaped or otherwise screened from the front street.
    3. Existing vegetation and mature stands of trees must be preserved where possible while balancing need to mitigate wildfire hazard potential, special consideration shall be given to the preservation of wildlife habitat and significant or landmark trees.
    4. Preserve or enhance natural watercourses and ensure adequate protection of groundwater or watercourses from the impacts of land clearing or grading.
    5. New developments must provide accessible pathways and sidewalks to connect with adjacent sites, streets, neighbourhoods, parks and open spaces.
    6. Above ground fuel storage tanks for service stations are not supported; however, approval of above ground tanks may be considered on a site by site basis provided that the location of the tanks is screened by buildings and landscaping and that adequate traffic circulation can be maintained.

    Building Form Guidelines:

    1. Pedestrian scale, variety, relief and visual interest must be expressed in the design of buildings especially at the ground level and all elevations facing a street or other public space. Monolithic structures and long expanses of straight walls with no visual relief or texture must be avoided. Larger buildings shall be divided into smaller masses by offsetting walls and shifting rooflines to vary height.
    2. New and renovated buildings in the Platzl must be compatible with its moderately dense, mixed use, pedestrian oriented character as the core of Kimberley’s primary commercial area. Buildings must incorporate unique design elements, high quality materials and signage and ensure appropriate scale and form to maintain an attractive, inviting and comfortable environment for pedestrians.
    3. New and renovated buildings in the downtown around the Platzl, Marysville and other commercial nodes should improve upon design standards which portray a high quality, small town ‘Main Street’ that is intimate, unhurried and inviting to pedestrians. Building form, scale and materials should reflect Kimberley’s mountain setting and mining heritage.
    4. Commercial developments in or near predominantly residential areas should incorporate elements of residential character, scale and massing.

    Building Design Guidelines:

    1. The design of new buildings and renovations should complement adjacent buildings, streets and public space. Windows and main entries must be provided on all building elevations facing a street. The design elements of the rear and sides of buildings must be considered.
    2. Buildings should incorporate recessed or projecting façade elements, alternating materials or colours, canopies and covered entries, windows, balconies, dormers and other features to provide relief, visual interest and shelter from the elements.
    3. Building materials must be durable, high quality and suitable to local climate conditions. Combinations for added relief and texture are encouraged. Appropriate materials include heavy timber, stained wood, fibre-cement, stone, corrugated metal and stucco. Unfinished plywood or chip board, artificial brick, plastic, vinyl or fibreglass materials are not appropriate.
    4. Muted and natural colour tones, reflecting those found in our natural surroundings, are generally preferred as the primary colour for buildings. Bright or bold colours, without being overbearing, are encouraged for accent, unique elements or to add visual interest to the streetscape. Combinations for variety and visual interest are encouraged.
    5. Roof design must include effective snow management to protect pedestrian and vehicle access points. Kimberley’s large accumulations of snow, freeze/thaw cycle and increasingly common rain on snow events are to be considered in roof design and material selection. Roof materials must be durable and fire resistant (minimum class A or B rating). Clay or cedar roofing are not suitable.
    6. Lighting should enhance but not overwhelm building design or the streetscape. Unobtrusive, recessed and shielded ‘dark sky’ fixtures must be used to minimize glare and light trespass onto adjacent streets and properties.
    7. Signage should be coordinated with the building design to ensure appropriate scale, materials, colours and locations to enhance visual interest and complement, not obscure, architectural details.
    8. Landscaping should enhance visual interest, incorporate water conservation strategies, and complement adjacent development.
    9. Mechanical equipment should be appropriately screened and buffered to reduce any negative visual and acoustical impacts.
    10. Waste and recycling facilities must be animal proof and screened to reduce negative visual impacts.

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    6.3   Development Permit Area #3 - Industrial

     

    6.3.1   AREA DESIGNATION

    The Industrial Development Permit Area is designated under section 488(1)(f),(g),(h),(i) and (j) of the Local Government Act and applies to industrial developments and subdivisions on all lands within the municipal boundary.

    6.3.2   JUSTIFICATION AND OBJECTIVES

    The City’s objective is to ensure that industrial areas maintain a character that is complementary to the community’s vision. Kimberley encourages development that supports diverse employment growth involving innovative industrial uses, specialized manufacturing and processing, renewable energy, technology and knowledge-based businesses. Importantly, industrial developments must not pose any safety risk to the public and will be required to be compatible with neighbouring land uses and developments. Developments in areas with significant vegetation, natural features or potential hazards will be subject to specific conditions.

    6.3.3   EXEMPTIONS

    1. A development permit is not required for internal alterations that do not affect the outer appearance of a building or structure.
    2. A development permit may not be required for subdivision of land involving minor boundary adjustments, lot consolidations or road dedication

    6.3.4   GUIDELINES

    General:

    1. Developments must contribute positively to overall community character and complement adjacent developments including consideration of massing, materials, lighting, roof form, landscaping, the relationship between buildings and open space areas, pedestrian and vehicle circulation, visual impact and design compatibility with surrounding properties and streets.
    2. New developments must implement strategies to reduce water consumption, minimize runoff and increase on-site retention and infiltration of stormwater.
    3. New developments must implement a range of strategies to reduce energy consumption, improve effectiveness of the building envelope, incorporate energy efficient design and construction, support use of renewable energy systems and maximize overall building energy performance.
    4. New developments must support the efficient use of land and existing infrastructure and the protection of environmentally sensitive areas.
    5. Developments must be designed to mitigate potential negative impacts, such as noise, odour, emissions, or dust, to adjacent land uses.
    6. Landscaping and screening elements should provide visual privacy and separation to neighbouring uses, incorporate water conservation strategies, and enhance the appearance of the development.
    7. Lighting should be designed for security and safety but not overwhelm building design or the streetscape. Unobtrusive, recessed and shielded ‘dark sky’ fixtures must be used to minimize glare and light trespass onto adjacent streets and properties.
    8. Mechanical equipment should be appropriately screened and buffered to reduce any negative visual and acoustical impacts.
    9. Waste and recycling facilities must be animal proof and screened to reduce negative visual impacts.
    10. Signage should be coordinated with the building design to ensure appropriate scale, materials, colours and locations to enhance visual interest and complement, not obscure, architectural details.

    Building Siting:

    1. Buildings should be tailored to the physical character of the site as much as possible.
    2. Buildings and structures should be located on the portions of the site that are not environmentally sensitive.
    3. Parking, loading and outdoor storage areas must be located at the side or rear of buildings or, if screened and landscaped from the street front, may be permitted in the front yard. Site design must include adequate areas for snow storage and drainage.
    4. Existing vegetation and mature stands of trees should be preserved where possible while balancing need to mitigate wildfire hazard potential, special consideration shall be given to the preservation of wildlife habitat and significant or landmark trees.
    5. Preserve or enhance natural watercourses and ensure adequate protection of groundwater or watercourses from impacts of land clearing or grading.

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    6.4   Development Permit Area #4 – Natural Hazards

     

    6.4.1   AREA DESIGNATION

    The Natural Hazard Development Permit Area is designated under section 488(1)(b) of the Local Government Act.

    6.4.2   JUSTIFICATION AND OBJECTIVES

    The City of Kimberley largely benefits from its surrounding environment and the numerous opportunities its mountainous, densely vegetated terrain offers for outdoor recreation and scenic views. However, this landscape also contains potential hazards for people and development, including landslides, erosion, flooding and wildfire. Therefore, subdivisions and developments in areas at risk to wildfire, steep slope, and flooding hazards will be subject to the specific development permit requirements outlined in this section.

    The City’s objective is to ensure that developments within or adjacent to moderate or high risk natural hazard areas are developed in a way that minimizes the risks associated with these hazards.

    6.4.3   EXEMPTIONS

    1. A development permit is not required for internal alterations that do not affect the outer appearance of a building or structure.
    2. A development permit may not be required for subdivision of land involving minor boundary adjustments, lot consolidations or road dedication.

    6.4.4   GUIDELINES

    Steep Slope Hazard Guidelines:

    Steep slopes are susceptible to erosion, landslide, avalanche and may pose a threat to surrounding lands should their natural conditions be altered.  Subdivision or development, including land clearing, grading and filling, on any land with areas of 20% or greater slope as shown on Schedule B will be subject to the specific development permit area guidelines outlined in this section.

    1. Potential steep slope hazard areas with slopes over 20% should remain free of development, or, if that is not possible, then mitigation should be undertaken to reduce risk to an acceptable level (risk for both the subject property and any adjacent or nearby lands should be addressed), and as determined by a qualified professional in a hazard assessment report.
    2. No unnecessary disturbances of steep slope areas should be permitted. Existing vegetation should be maintained in order to control erosion and to protect the soils. In areas where slopes are in excess of 20%, tree preservation zones should be established to control erosion and/or protect the banks.
    3. Stepped and articulated building forms that integrate and reflect natural site contours and steep slope conditions should be used, and large unbroken building masses that are unsuitable for sloped conditions should be avoided.
    4. Prior to issuance of a development permit, applicants for development in areas with slopes over 20% must submit, at their expense, a detailed geotechnical hazard assessment report prepared and certified by a qualified professional that outlines the following:
      1. Identification and assessment of potential hazards to people and property from erosion, landslide and avalanche hazards.
      2. Mitigation requirements to prevent slope instability, erosion, rock fall or land slip.
      3. Proposed measures for restoration of all disturbed areas.
      4. Building setback requirements and construction methods.
      5. Construction requirements for buildings that may be located on a slope exceeding 20%.
      6. Location of proposed roads, accesses, water and sewer lines, buildings and landscaping.
    5. Prior to issuance of a development permit, applicants for development must submit, at their expense, plans that include the following:
      1. The proposed use of the subject land or buildings.
      2. The location of all existing and proposed improvements in relation to one another within the subject property and in relation to improvements on adjacent properties.
      3. Existing and proposed tree and ground cover.
      4. Proposed access and internal traffic circulation.
    1. Disturbed steep slopes should be reinforced and re-vegetated, especially where gullied, or where bare soil is exposed. Planting should incorporate indigenous species and a mix of trees, shrubs and other plants in accordance with the recommendations of a qualified professional.
    2. Special measures may be required around the buildings and structures to address existing or potential erosion and/or soil instability.
    3. The City or Approving Officer will require a Section 219 Covenant to ensure ongoing protection and awareness of the hazardous conditions in perpetuity.

    Wildfire Hazard Guidelines:

    The mountainous terrain, forests and grasslands within and surrounding Kimberley make a beautiful setting for our community, however this environment comes with a risk of wildfire. Some areas of the community have been identified as high-risk areas for wildfire including some areas that have been proposed for future development. Subdivision or development proposals, including land clearing, grading and filling, on any land within a designated wildfire hazard area as shown on Schedule C will be subject to the specific development permit area guidelines outlined in this section.

    1. Development permits issued in this area should be generally consistent with the principles outlined in the FireSmart: Protecting Your Community from Wildfire Guidelines.
    2. Prior to issuance of a development permit, applicants for development must submit, at their expense, a detailed wildfire hazard assessment report prepared and certified by a qualified professional that includes the following:
      1. Identification and assessment of the wildfire hazard on the subject lands.
      2. Identification of the mitigative measures required to reduce the wildfire hazard on the subject lands to an acceptable low or moderate hazard rating to allow the proposed development. Consideration shall be given to retention of mature trees where possible in recognition of the aesthetic and environmental value without comprising fire safety.
      3. Specify the restrictions on the type and placement of trees and other vegetation in proximity to the development and requirements for ongoing landscaping maintenance and vegetation management to maintain an acceptable low or moderate hazard rating on the subject lands.
      4. Specify the requirements respecting the character of the development, including landscaping, and the siting, form, exterior design and finish of buildings and other structures to reduce and maintain an acceptable low or moderate hazard rating on the subject lands.
    3. Prior to issuance of a development permit, applicants for development must submit, at their expense, plans that include the following:
      1. The proposed use of the subject land or buildings.
      2. The location of all existing and proposed improvements in relation to one another within the subject property and in relation to improvements on adjacent properties.
      3. Existing and proposed tree and ground cover.
      4. Access and internal traffic circulation.
      5. Proposed exterior building materials.
      6. The location of existing and proposed fire suppression infrastructure.
    4. New subdivisions must be clustered and incorporate fire breaks adjacent to residential areas, which may include cleared parkland, roads, trails, or utility right-of-ways. Trails should be built to a standard to accommodate fire vehicle access for fighting wildfire in interface areas.
    5. Building sites, parkland and open spaces in proposed subdivisions must have fuel reduction treatments completed as a condition of development approval.
    6. Landscape plans must ensure minimal fuel loading and ongoing protection from fire hazard. The type and density of fire resistive plantings will be in accordance to the recommendations in FireSmart: Protecting Your Community from Wildfire guidelines.
    7. Established properties with existing uses and buildings should undertake modifications to property vegetation and structures to reduce the hazards posed by interface fire.
    8. The City or Approving Officer will require a Section 219 Covenant to ensure ongoing maintenance and awareness of the hazardous conditions in perpetuity.

    Flood Hazard Guidelines:

    Flood hazard areas, including lands within a 200 year floodplain area, have been identified in Schedule D. Development, including land clearing, grading and filling, and subdivisions on any land within a designated flood hazard area as shown in Schedule D will be subject to the specific development permit area guidelines outlined in this section.

    1. Unless a floodplain bylaw already applies, applicants for subdivision or development of lands within a designated flood hazard area must submit, at their expense, a flood hazard or risk assessment report prepared and certified by a qualified professional in accordance with the BC Flood Hazard Area Land Use Management Guidelines and the APEGBC Guidelines for Legislated Flood Assessments in a Changing Climate.
    2. Development should be located in the least hazardous part of the site and constructed in a location and manner that will maximize the safety of people and property.
    3. Development must comply with flood construction requirements identified by a qualified professional in a hazard or risk assessment report, which may include prohibiting habitable space below a specified flood construction level.
    4. Renovations or retrofits to existing structures should, where reasonable, move or raise habitable spaces above the specified flood construction level.
    5. Development must not increase the hazard, vulnerability or risk to other properties or structures.
    6. New developments must provide stormwater management plans to ensure stormwater can be effectively managed on site to pre-development conditions and to mitigate downstream impacts.
    7. Preserve or enhance natural watercourses and ensure adequate protection of groundwater or watercourses from impacts of land clearing or grading.
    8. Existing vegetation and mature stands of trees must be preserved where possible while balancing need to mitigate wildfire hazard potential. Special consideration must be given to the preservation of wildlife habitat and significant or landmark trees.
    9. Any major watercourse modification (including re-channelling, diking, or damming) or shore treatment (including rip rap or any other anti-erosion technique) must be approved in accordance with the Water Sustainability Act as such may be amended or supplemented from time-to-time.
    10. Encourage open space, park and outdoor recreation uses in floodplain areas.

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    6.5   Development Permit Area #5 – Environmental Protection

     

    6.5.1   AREA DESIGNATION

    The Environmental Protection Development Permit Area is designated under Section 488(1)(a) of the Local Government Act and applies to developments and subdivisions on those lands within the municipal boundary as shown on Schedule E.

    6.5.2   JUSTIFICATION AND OBJECTIVES

    The City of Kimberley covers a large area, which contains numerous watercourses, wetlands and other important plant and animal habitats. The City’s objective is to ensure that these environmentally significant lands and water resources are protected.

    6.5.3   EXEMPTIONS

    1. A development permit is not required for internal alterations that do not affect the outer appearance of a building or structure.
    2. A development permit is not required for the construction of, or addition to, or alteration of a single family dwelling, two family dwelling or a dwelling unit that is accessory to a single family dwelling located on the same parcel.
    3. A development permit may not be required for subdivision of land involving minor boundary adjustments, lot consolidations or road dedication.

    6.5.4   GUIDELINES

    1. All development, including disturbance to or removal of soils, water, trees and other vegetation, within the environmental protection area is prohibited unless a development permit has been issued, unless specifically exempted.
    2. The City may require that the applicant submit, at their expense, an environmental impact assessment (EIA) report, prepared and certified by a qualified professional, to identify any potential issues relating to the proposed development and its impacts on watercourses, wetlands and other important plant and animal habitats, and relating to protection, preservation and enhancement of environmentally sensitive areas, and to identify any mitigation measures that should be undertaken. The findings and recommendations in the EIA report may be used to determine development permit conditions to protect, preserve and/or enhance environmentally sensitive areas.
    3. Buildings and structures must be located on the portions of the site that are not& environmentally sensitive areas. Plans for subdivision and development shall identify “no build and/or no disturbance” buffers adjacent to any environmentally sensitive areas to ensure that the natural functioning and integrity of the environmentally sensitive area is maintained. These buffers may be established by way of land dedication (park or open space), covenant, easement, statutory right of way, or other means satisfactory to the City.
    4. Retain and protect intact ecosystems and their connectivity, reconnect fragmented ecosystems by establishing biodiversity corridors and protecting habitats and avoid the creation of isolated islands of ecosystems.
    5. Locate and design development and infrastructure to minimize any damage to environmentally sensitive areas and biodiversity corridors.
    6. The City may require vegetation or trees to be planted or retained in order to control erosion, protect watercourses, wetlands, or other sensitive plant or animal habitats, or protect significant or landmark trees. Landscape plans shall incorporate trees, shrubs and ground cover appropriate for the projected future climate conditions and soil type. Retain trees and vegetation in a manner that balances FireSmart principles with ecosystem needs.
    7. The City may require biodiversity corridors, buffers or other areas utilized by wildlife to move through the community between different habitats to be preserved and protected from development.
    8. In order to maintain or provide public access to natural features, the City may require trails or pathways for public access to be continued, created and/or secured on the lands where environmentally appropriate.
    9. The City may specify requirements, conditions or standards for:
      1. The preservation or enhancement of watercourses, wetlands, sensitive plant or animal habitats, biodiversity corridors, significant or landmark trees, or riparian areas in accordance with the permit;
      2. The timing and sequence of development to occur within specific dates or construction window to minimize impact to plant or animal species or habitats;
      3. Specify development works or construction techniques (e.g. erosion and sediment control measure, fencing of trees or vegetation, etc.) to be use to ensure minimal or no impact to the protected area; and
      4. Mitigation measures, including removal of impervious surfaces, replanting of riparian species, or other measures to be undertaken to reduce impacts or restore habitat within the protected area.