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WCEL
> Issues > Urban Growth and
Development > Smart Bylaws Guide > Part
8 > Assessing the Merits of Development
> Whistler
Smart Bylaws Guide – Assessing the Merits of Development – Whistler
Whistler requires developers to assess a broad range of impacts
when applying for subdivision, rezoning and OCP amendments.
Subdivision
Whistler has developed Terms of Reference for its Environmental
Impact Report process for subdivision applications. Applicants are
required to hire an independent consultant to conduct up to three
different review stages: the Initial Review; a Design Assessment;
and an Impact Statement. The Initial Review identifies environmental
sensitivities, cultural resources, and the physical conditions of
the site, as well as the constraints these features pose to the
development and how the development may have to be modified. The
stage 2 Design Assessment focuses on providing recommendations for
subdivision design and includes site testing, taking inventories,
and making recommendations for protection and mitigation of
environmentally sensitive areas. Final comment from provincial
ministries is sought, and public consultation may be required.
Finally, a stage 3 Impact Statement report may be required if
information gaps exist, the proposed mitigation measures are
unacceptable, or high public concern persists. The terms of
reference for a stage 3 report are set out by the Approving Officer.
Rezoning, Development Permits, OCP Amendments
The
Whistler OCP (contained in the text of the OCP at pp.30-33) sets out
the impact assessment process for OCP amendments, rezoning or
development permits. In addition, the applicant must have
complied with the Environmental Impact Assessment process in
Schedule O. All proposed developments must be evaluated, to
the satisfaction of the Municipality, to assess impacts on:
- traffic volumes and patterns on Highway 99;
- traffic volumes and patterns on the local road system;
- overall patterns of development of the community and resort;
- municipal finance;
- views and scenery;
- existing community and recreation facilities;
- employee housing; and
- heritage resources.
All such applications must be accompanied by an Initial
Environmental Review. If the municipality determines that
significant environmental impacts are likely, an environmental
impact assessment will be required. The municipality specifies the
types of potential impacts to be addressed and terms of reference
for the environmental impact assessment which must generally include
data and analysis to determine the probable impacts of the project,
and technically and financially feasible mitigation or avoidance
measures. If the municipality still has concerns about the project,
an Environmental Impact Statement (EIS) can be required. The
municipality sets detailed terms of reference focusing on the areas
of concern and technical work required. Where an EIS is mandated,
public meetings are held to discuss the terms of reference and to
review the completed report. Not only must the applicant pay for the
reports, but the municipality may engage a professional to review
the report at the expense of the applicant. The municipality may
also require the applicant to pay for monitoring to ensure
compliance with the terms of the EIS or EIA. For both impact
assessment processes, a municipal planner and registered biologist
are retained by the municipality to review the documentation.
For More Information
Whistler
Official Community Plan – Evaluating Proposals for OCP and Zoning
Amendments Section 4.13, pp.30-33
Schedule
O to the Whistler Official Community Plan
Subdivision
Application – Terms of Reference for Environmental Impact Reports
Joe Paul,
Approving Officer, (604) 935-8193, Toll Free:1-866-932-5535 Ext 8193,
jpaul@whistler.ca
Melissa Laidlaw, Planning Analyst, (604) 935-8167, Toll
Free:1-866-932-5535 Ext 8167, mlaidlaw@whistler.ca
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