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1 Bulletin Policy Planning Division 6911 No. 3 Road, Richmond, BC V6Y 2C1 Tel: Fax: New Heritage and Non-Heritage Requirements for Property Owners and Developers Steveston Village No.: PLANNING-02 Date: Purpose: The purpose of this bulletin is to highlight, for property owners and developers in Steveston Village (see Map 1), the new development requirements and approval processes regarding the: 17 Identified heritage buildings (strive to conserve and maintain their exteriors), 73 other buildings which may be retained, modified or redeveloped, The small lots which reflect the original 1892 Village Survey Plan (the preference is to keep them). These requirements have been established to ensure the unique character of Steveston Village, for future generations while allowing Village renewal. Background: On June 22, 2009, Council approved the Steveston Village Conservation Strategy and Implementation Program which includes: (1) A revised Steveston Area Plan which establishes: - the Village Core as a Heritage Conservation Area (HCA), - heritage and non-heritage conservation policies, - architectural and landscaping design guidelines, - the need for property owners and developers to obtain a Heritage Alteration Permit (HAP), in addition to the normal approvals and permits, when altering buildings, redeveloping property, landscaping, and subdividing / consolidating lots. (2) Financial incentives, for property owners and developers of the 17 identified heritage buildings, to assist them in maintaining the exteriors of their heritage properties and the small lots, including: - density bonusing (increased Floor Area Ratio), via a new Steveston Conservation Zone, - a new 50-50% heritage cost sharing Grant Program, - reduced parking requirements. (3) Financial incentives, for property owners and developers when modifying or developing the 73 other buildings and to maintain the small lots, including: - density bonusing (increased Floor Area Ratio), via a new Steveston Conservation Zone, - reduced parking requirements.

2 - 2 - This means that there are new heritage development policies, requirements, approvals and financial incentives in Steveston Village when considering: Altering the exteriors of the 17 identified heritage buildings (strive to conserve & maintain them), Modifying or developing the 73 other buildings, Modifying the landscaping (to complement the character of the Village), Altering other unique features, such as streetscapes and river views (to be retained), Modifying the small lot sizes which are a legacy of the original 1892 Village Survey Plan (the preference is to keep them). Property Alterations Requiring a Heritage Alteration Permit (HAP) What is an HAP? An Heritage Alteration Permit (HAP) is a new City permit which enables Council to manage changes to all buildings and properties in the Village Heritage Conservation Area. When are HAP s Required? Now, in addition to obtaining Rezonings, Development Permits, Subdivision Approvals, Building Permits, Sign Permits and Demolition Permits, and undertaking any land altering work (e.g., landscaping, maintenance, construction and exterior maintenance of buildings), Heritage Alteration Permits (HAPs) are required in the Village. This is to ensure that actions regarding buildings and properties conserve the Village character. When are HAP s Not Required? Generally, non-structural interior alterations to buildings that do not affect electrical or plumbing systems, or the exterior appearance of the property, do not require an HAP. Simple HAP Approvals Types Simple HAPs are stand-alone permits which can be issued by the City s Director of Development for the following projects: Roof repairs, Exterior painting, Building maintenance (any cost), Repairs less than $500 with no impact to the architectural character, The replacement of doors or windows, which do not alter exterior doors or window frames, The construction and installation of a guardrail as part of public boardwalk, sidewalk or trail. If Refused If the Director of Development refuses to issue an HAP, the applicant is notified and may speak to the refusal, at an upcoming Council meeting. If refused by Council, there is no appeal. Detailed HAP Approvals Detailed HAP approvals require: HAP Approval by Council (not the Director of Development), Other approvals (e.g., a rezoning, subdivision) and permits (e.g., a Development Permit). When this happens, a dual approval process occurs and the City requests that you first contact us, to learn what permits are required and how their approvals will be co-ordinated. Any Questions? If you have any questions about the requirements, before you begin any work, please contact the City s Heritage Planner at

3 - 3 - Summary of Property Alterations & Required Approvals The following tables summarize the City s main conservation and development permits and processes, which will be required in the Village Heritage Conservation Area (HCA). NOTE: A HAP IS REQUIRED IN ADDITION TO OTHER CITY PERMITS AND APPROVALS. (1) For Exterior Building Maintenance (Both a Building Permit and an HAP are Required) For the exterior maintenance that affects the form or character of a building: Applicant completes: HAP Application, Building Permit Application, Building Permit (BP) Staff prepare a short memo to the Director of Development. Director of Development issues the HAP for the BP, Director, Building Approvals issues the BP. If HAP Refused by Director of Development: An applicant may apply to Council, in writing for reconsideration, within 30 days of being advised of the refusal, An applicant is notified that they may speak to it at an upcoming Council meeting, An application for reconsideration by Council sets forth the basis for the request and an appropriate response (in the applicant s opinion), Council will hear from the applicant, Council will then decide, There is no other appeal. If BP is Refused by Director of Building Approvals: Director, Building Approvals: Must notify the applicant in writing that they can discuss the refusal at the next regular Council meeting, Refer the withheld permit to Council at the next regular meeting. Council s Consideration of a Refusal for a BP: Council may confirm the Director, Building Approvals decisions, amend or set aside all or part of the decisions, or make its own decision, including the terms, requirements and conditions, A Building Permit is required for any construction or alteration (including utilities and services). A Building Permit is not required for cabinetry, painting, landscaping, fencing, and repair or maintenance of roofing and exterior finishes. Building Permits will not be issued, until the appropriate HAP has been obtained. A Building Permit is not issuable, unless the construction complies with applicable bylaws and provincial statutes.

4 - 4 - (2) For Demolitions (Both a Demolition Permit and an HAP are Required) For proposals to demolish buildings and landscape features: Demolition Permit Applicant completes both HAP and Demolition Permit applications, Staff review applications and prepare a Report to Council (RTC), Planning Committee recommends approval, No Public Hearing. Council approves the HAP and recommends the issuance of the Demolition Permit, Director, Building Approvals issues Demolition Permit. If Demolition Permit Refused by Director, Building Approvals: If the Director, Building Approvals (DBA), withholds issuance of a Demolition Permit, the DBA: Must notify the applicant in writing, Refer the withheld permit to Council at the next regular meeting. Council s Consideration of a Refusal: A Building Permit is required for any construction or alteration (including utilities and services). A Building Permit is not required for cabinetry, painting, landscaping, fencing, and repair or maintenance of roofing and exterior finishes. Building Permits will not to be issued, until the appropriate HAP has been obtained. A Building Permit is not issuable, unless the construction complies with applicable bylaws and provincial statutes. (3) For A Rezoning (Both A Rezoning and an HAP are Required) A rezoning (RZ) is required for a change of land use and/or density. One Report to Council will address both the HAP and rezoning matters at the same time. Heritage Alteration Permit (HAP) Rezoning Considerations: mean the necessary activities to begin the rezoning process (e.g., site preparation, land alterations, building remove and alterations, tree removal, preloading, subdivision, dedications), An approved HAP is first required to authorize them. Rezoning Bylaw (RZ) Applicant completes RZ and HAP applications, Staff prepare a RTC on the HAP (for the Rezoning Considerations) and the RZ, RTC goes to Planning Committee, then Council, then Public Hearing (PH) and again to Council for Bylaw adoption.

5 - 5 - Council approves the Heritage Alteration Permit (HAP) for the Rezoning Considerations, HAP is issued immediately following 3rd Reading to allow work to be done which will enable the RZ Bylaw to be approved later, RZ Bylaw will be approved by Council after all considerations are complete. Note that additional HAPs may be required (e.g., when the DP is issued). If HAP Is Refused by Council: Zoning amendments must be consistent with the Steveston Area Plan, Land may be rezoned without an HAP (e.g., if only changing land use and / or density). (4) For Development (Both a Development Permit and an HAP are Required) For developing or altering architectural form and character: Development Permit (DP) Applicant completes HAP and DP applications, Staff prepare a Report to Development Permit Panel (DPP) re the HAP and DP, All matters are to be fully discussed and addressed at the DPP meeting, Development Permit Panel (DPP) makes recommendations to Council on DP and HAP, If disputed, Council may refer the DP (only) to Public Hearing. Council approves HAP for the DP, Council approves the DP, Permits are Issued. If HAP Refused by Council: The terms of the HAP address the architectural and landscape drawings included in the DP. A Development Permit is required for any construction or alteration, other than renovations to interiors with no exterior changes to the form and character of a building. Note that if a project is in an Environmentally Sensitive Area (ESA), a DP for the ESA must also be obtained. (Can be addressed in one staff RTC and one single DP).

6 - 6 - (5) For Rezoning and Development (Rezoning, Development Permit and an HAP are Required) For changing land use, density and architectural form and character: Rezoning Development Permit (DP) Applicant completes RZ, DP and HAP applications, Staff review applications. 1. The HAP (for the RZ Considerations) and the Rezoning - Staff prepare Report To Committee on RZ, - Planning Committee recommends approval, - Council gives First Bylaw Reading, - Public Hearing required. - After PH, Council approves the Heritage Alteration Permit (HAP) for the Rezoning Considerations, - HAP is issued immediately following 3rd Reading to allow work to be done which will enable the RZ Bylaw to be approved later, - RZ Considerations are completed, - Council adopts RZ Bylaw. 2. The HAP (for the DP) and the DP - Staff prepare Report to Development Permit Panel (DPP) on HAP and DP, - All matters are to be fully discussed and addressed at the DPP meeting, - Development Permit Panel (DPP) makes recommendations to Council on HAP and DP, - Council may refer the DP (only) to Public Hearing if disputed. Council approves HAP for the DP, Council approves DP, Permits are issued. If Council Refuses the HAP: The terms of the HAP address the architectural and landscape drawings included in the DP. A Development Permit is required for any construction or alteration, other than renovations to interiors with no exterior changes to the form and character of a building. Note: If the DP is in combination with a RZ (but there are no RZ-HAP considerations), then the following sequence applies: Planning Committee recommends, Council approves the HAP by resolution, RZ conditions are completed, Council adopts the Rezoning, Council approves the DP by resolution. Note that if a project is in an Environmentally Sensitive Area (ESA), a DP for the ESA must also be obtained. (Can be addressed in one staff RTC and one single DP).

7 - 7 - (6) Building (Both a Building Permit and an HAP are Required) For proposals for construction: Building Permit Applicant completes: HAP Application, Building Permit Application, Staff prepare a short memo to the Director of Development or a RTC to Planning Committee. Director of Development or council approves the HAP, Director, Building Approvals issues the BP. If HAP Refused by Director of Development: An applicant may apply to Council, in writing for reconsideration, within 30 days of being advised of the refusal, An application for reconsideration by Council sets forth the basis for the request and an appropriate response (in the applicant s opinion), Council will hear from the applicant, Council will then decide, There is no other appeal. If BP Refused by Director, Building Approvals: If the Director of Building refuses a BD, they must: Must notify the applicant in writing that they can discuss the refusal at the next regular Council meeting, Refer the withheld permit to Council at the next regular meeting. Council s Consideration of Refusals of an HAP & a Building Permit: Council may confirm either Director s decisions, amend or set aside all or part of the decisions, or make its own decision, including the terms, requirements and conditions, There is no other appeal. A Building Permit is required for any construction or alteration (including utilities and services). A Building Permit is not required for cabinetry, painting, landscaping, fencing, and repair or maintenance of roofing and exterior finishes. Building Permits will not be issued, until the appropriate HAP has been obtained. A Building Permit is not issuable, unless the construction complies with applicable bylaws and provincial statutes.

8 (7) Lot Subdivision and Consolidation Theme: Retain and restore the 1892 small lots. (Alternatively, the small lots are to be articulated at the building facade). Before subdividing and/or consolidating small lots, applicants are requested to first talk with City staff. Subdivision Approval (8) Signs (Both a Sign Permit and a HAP are Required) Applicant completes HAP and Subdivision applications, Staff review applications and prepare a Report to Council (RTC) regarding the HAP, Planning Committee recommends approval, Council reviews, No Public Hearing. Council approves the HAP for the subdivision, City s Approving Authority issues the Subdivision Approval, For the alteration, removal or replacement of a sign: Applicant completes HAP and Sign applications, Staff prepare: For A Sign on A Non Heritage Building: - a short memo to the Director of Development, For A Sign on A Heritage Building: - a RTC to Planning Committee and then Council. Director of Development or Council approves the HAP for the Sign Permit sign, The HAP and Sign Permits are issued. If an HAP is Refused by Director of Development: An applicant may: Apply to Council, in writing for reconsideration, within 30 days of being advised of the refusal, Submit reasons for reconsideration plus a solution. Council s Consideration of a Refusal: Council may or may not alter the Director s of Development s decision, There is no appeal to Council s decision. Prepared by Policy Planning

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