Linley Valley Development Permit Application

Sensitive Development Proposed for Linley Valley

The City of Nanaimo has received a Development Permit (DP) application from Mount Benson Developments Inc. to construct a 353-unit residential subdivision in six phases on 32.9 hectares (81.3 acres) of land  in the Linley Valley west area, also known as Cottle Hill (refer to site plan below).  The subject property is designated “Neighbourhood” under the Official Community Plan and is zoned R10 Steep Slope Residential, which allows residential development of up to 16 units per hectare.  The densities proposed in this application are well below what is permitted.

The proposed development will consist of a mixture of single and multiple family units and proposes to dedicate over 45 per cent of the property as parkland to preserve wetlands, the existing trail network, and areas of environmentally sensitivity located on the site.  Prior to authorizing this development, a Development Permit application is required under Development Permit Area 5 – Steep Slope Development in the Official Community Plan.  The Development Permit will authorize the creation of the development parcels as part of a Subdivision application. 

Individual multiple family sites will require separate “Form and Character” DP’s under Development Permit Area 9 at the time they are developed.  The principal purpose of a steep slope DP is to transfer density from areas of steep slope and ecological significance to less sensitive areas of the site, leaving a significant portion of the land in an undisturbed state.  In this case, approximately 45 per cent of the site, representing the areas of highest ecological significance, will be protected from development in its existing state through this density transfer and park dedication.  This includes areas of arbutus, fir, manzita, spyria and rocky ridges as well as wetlands and their associated riparian habitats.

The developer and his environmental consultant began the Steep Slope Development Permit process by identifying sensitive areas, including wetlands, and steep slopes and setting them aside for preservation.  This allowed for the creation of several development sites which were outside of the sensitive areas identified by the environmental consultant.  The proposed development meets the Development Permit guidelines for steep slopes and will dedicate as park the entire leave strip associated with wetlands and creeks as well as sensitive steep slope areas on site.  As a result, there are no variances associated with this DP application. 

City Council, through its Delegation Bylaw No. 7031, has delegated the authority to issue Development Permits to the General Manager of Community Safety and Development.  As the proposed steep slope development complies with the Official Community Plan adopted by Council and the Zoning Bylaw, and no variances are being requested by the developer, the Development Permit may be approved by the General Manager, in accordance with City policies and procedures.  There is no policy decision for Council to make at this time since the development already complies with all City policies.

Under the Delegation Bylaw, Form and Character Development Permits can also be approved by the General Manager; however, there are limitations to this approval authority, such as the size of development and variances requested.  Approval of a Steep Slope Development Permit does not have the same restrictions as its purpose is to only create development parcels.   Approval is scheduled for sometime next week.