What is the EDPA? Environmental Development Permit Areas are the best tool available to municipalities to protect ecosystems and habitat on private land. The EDPA has three objectives: 1. Protect biodiversity 2. Mitigate damage during development 3. Restore degraded ecosystems Adopted by Council in 2012 Provincial legislation allows for its creation Similar approach used to protect streamside areas Most activities are exempt Guidelines are followed when permits are needed Some of the guidelines in the EDPA have existed since 1994 Most municipalities have an EDPA Central Saanich, View Royal, Langford, Colwood etc. Permits administered by staff and at a lower fee Properties in the EDPA 5% Private 2% Public 93% Non-EDPA Properties Permit Applications in 2014 25 20 15 10 5 Hectares in the EDPA 52.5% in Park 47.5% outside Park Environmental Development Permits 0 Regular Development Permits Streamside Development Permits Development Variance Permits Development Permit Amendments
Exemptions Most exemptions are done by a simple phone call or email to staff, or are already understood to be exempt by the landowner such as mowing lawns or removing ivy. Exemptions include: Removal of hazardous trees Maintenance of existing gardens and landscaping Mowing existing lawns Placement of picnic tables, benches, swing sets, etc. Building of small outbuildings such as a gazebo or shed Removal of invasive plants Environmental restoration projects Agriculture Slope stabilization projects Planting native plants Repair and maintenance of existing structures Rebuilding on existing foundations Low-impact paths and fences Natural State Covenant areas Projects shown to be outside of the ESA boundary Vegetation management to reduce fi re hazard in rural Saanich The EDPA guidelines recognize that pre-existing land uses will continue as they are. As part of regular property maintenance, you are encouraged to plant and retain native vegetation.
What can I do in the buffer? The buffer is the area located next to the Environmentally Signifi cant Area and may include natural areas, existing lawn, paved areas, or existing buildings. The width of the buffer area varies depending on the type of Environmentally Signifi cant Area. The buffer area is where new development has the potential to negatively impact the Environmentally Signifi cant Area. If a development is not exempt, then a permit may be needed mainly to allow new construction or subdivision to proceed in a sensitive manner. Most activities can be accommodated in the buffer. New development in the buffer area should be planned and designed to: Keep as much native vegetation as possible Protect root zones of native trees as much as possible Avoid disturbance to wildlife and habitat Minimize fi lling, blasting, and run-off The landowner might need to a hire a biologist as part of the development team for major projects like new homes, subdivisions, and rezonings. The biologist checks the accuracy of the EDPA boundary, makes recommendations for construction, and creates a plan for restoration if needed.
Single Family Lot The EDPA includes an Environmentally Sensitive Area (ESA) characterized by native vegetation or habitat, and a buffer area. The diagram below is an example of what the EDPA might look like on a single family lot. The existing house is mostly located outside of the EDPA and most of the driveway is in the buffer. The ESA on the property connects to several other private properties and the neighbourhood park with similar natural features. 1. New pathway in ESA is less than 1m wide and did not result in removal of native vegetation. No permit needed. 2. New deck in the buffer and ESA built minimizing disturbance to native vegetation and tree roots. The land owner consulted wtih Saanich staff to determine that an Environmental Development Permit was not necessary because it is less than 10 metres square. 3. New garden in buffer provides additional habitat values using mostly native vegetation and some other fl owering plants to attract butterfl ies. No permit needed. 4. Patio chairs and other impermanent structures within the ESA are exempt. 5. Fencing during deck construction mitigates damage to the signifi cant tree and existing native vegetation. The fence can stay there if desired. The tree was pruned by an arborist. 6. Existing lawn area within the EDPA is a pocket under the tree canopy, and forms part of the larger ecosystem. This area can continue to be mowed / maintained or restored with native vegetation in the future. It is also suitable for a small garden shed or gazebo without a permit. It would also be a good location to extend the path. 7. Retain native vegetation in the ESA by integrating the area into the property s landscape.
What is in the EDPA Atlas? Does it ever change? Wetland wet soils and moisture dependent plants 1.0% Terrestrial Herbaceous open wildflower meadows and grassy hilltops Older Forest an average tree age of 100 years or greater 1.5% 8.0% Woodland Garry Oak, Arbutus/Douglas-fir, and Trembling Aspen 1.8% Coastal Bluff rocky shorelines, rocky islets, and coastal cliffs 0.6% Riparian the margins of rivers, streams, lakes, and marshes 1.0% Sparsely Vegetated spits, dunes, inland cliffs and bluffs Five inventories were used to create the EDPA and appear in the EDPA Atlas: Sensitive ecosystems Habitat for species at risk (red and blue-listed species) Wildlife trees (Bald Eagle and Great Blue Heron nests) Isolated wetlands and watercourses (non-fi sh bearing) Marine backshore (15 m zone) These inventories missed many smaller areas but are the best available information. Some of these inventories change over time as new data is collected or as conditions change. The EDPA Atlas needs to be regularly updated to refl ect existing conditions. Any changes to the Atlas need to be adopted by Saanich Council. Staff can exempt development proposals that are shown to be outside of the EDPA without having to wait for the Atlas to be amended by Council. Staff are responsible for most of the proposed mapping changes at no cost to the landowner. Landowners may need to hire a biologist for major projects such as new homes, subdivisions, and rezonings. The biologist confi rms the accuracy of the EDPA boundary, recommends construction mitigation, and creates a plan for restoration if needed. Not all major projects require a biologist..01%
What is the state of ESAs in Saanich? Despite invasive plants, fragmentation, and disturbance, natural areas in Saanich provide habitat and are valued by residents. Environmental protection is most successful when habitat and biodiversity are connected across the broader landscape. This is particularly important in urban areas where development can fragment these areas by removing habitat. in Saanich range from relatively intact to heavily disturbed. The value of disturbed ecosystems is their connection to larger, relatively intact ecosystems. While individual properties may seem degraded at the lot level due to invasive species, manicured landscapes or development, they are included in the EDPA because they could reduce fragmentation and improve connectivity, especially with restoration efforts. If they are developed, then they are gone forever and can never be restored. Percent of Garry Oak Ecosystem remaining in Saanich: 5% of its original extent. This statistic includes the degraded areas of Sensitive Ecosystem Inventory in the EDPA. The EDPA helps to improve the state of ESAs by: Providing important connections between remnants Reducing the further loss of what little remains Enabling future restoration of rare ecosystems and habitat Raising awareness about important natural areas Restore or Develop?
Protecting the Environment in Saanich The EDPA is one of many tools that Saanich uses to protect the environment. Other tools include: Streamside Development Permit Area 27 other Development Permit Areas Natural State Covenants Noxious Weeds Bylaw Animals Bylaw Zoning Bylaw Subdivision Bylaw Streamside Development Permit Area Environmental Development Permit Area Environmentally Significant Areas Atlas (no bylaw) How Much Land? 675 Hectares 1170 Hectares 1982 Hectares Park Management Bylaw 0 500 1000 1500 2000 Pesticide Bylaw Oil Burning Bylaw & Fire Prevention Bylaw Tree Covenants Tree Bylaw Watercourse Bylaw Deposit of Fill Bylaw Action plans, policies and procedures Studies show that the best environmental outcomes occur where bylaws and education are coordinated and promoted. Saanich has dedicated staff to promote natural habitat and tools for improving the environment.