40 Environmental Conditions to a Better Year Round Resort
The Resort on Garibaldi will likely be the first one built and operated in British Columbia that has completed the Environmental Assessment Office review and received approval. Attached to the approval are 40 legally binding conditions that address the issues and concerns that were brought up during the Environmental Review process.
These conditions ensure that the project meets the standards the stakeholders and other impacted parties expect, and create a better, more environmentally sound project.
• At least 10% staff housing (We plan to exceed this)
• A Transportation Plan must be developed for the resort and for the highway
• Water that can be removed from Paradise Valley is limited and subject to much more study
• No net loss of trails for dirt bikers on the lower mountain
• No Heliskiing in the project area
• Mountain Goat habitat must be protected
• An Old Growth Management Plan
• Extensive fish and aquatic habitat study and protection
In addition to these legally binding conditions, Garibaldi Resort has also committed to a number of principles that go above and beyond these conditions. You can find out more here.
You can read the official version of these the 40 conditions for the Garibaldi Resort here. The language is, in some cases, quite technical. https://projects.eao.gov.bc.ca/api/document/5887d31237e29512bded559f/fetch
Below are brief summaries of these 40 conditions so interested readers can get a sense of what they are. If you would like to know the exact conditions, please consult the government document.
A list of the acronyms is at the bottom of this page.
Summary of our EAO Conditons
1. Plan Development Must be Shared with Relevant Agencies – any Plans required under these conditions are to contain complete information and to be provided to Squamish Nation, relevant agencies and the public.
2. Consultation Requirements are Clear – If a condition requires consultation, then the Resort must provide written copies of the plan or studies and a timeframe to the relevant parties, provide a record of such consultation, to the EAO, and take into consideration the views and information provided by the party.
3. Satisfaction of Agencies – If a condition requires a plan, then the draft plan must be submitted to the EAO and any recommended changes by the listed Agency be incorporated into the final plan
4. Water Supply is limited– sets limits on how much water can be taken from the Paradise Valley Aquifer seasonally. It also requires having a QP prepare a Groundwater Protection Action Plan, installing at least one monitoring well, developing an online publicly available monitoring system, and other completing detailed studies to the satisfaction of EAO and FLNRO
5. Replacement Wells could be required – The Resort Proponent must identify existing domestic wells and measure the drawdown of all affected wells. If any of the monitored wells are negatively affected by drawing from the Main Well, the proponent must offer to drill a replacement well.
6. A Groundwater Research and Monitoring Plan is required – A Qualified Professional (QP) must be used to develop a plan to monitor groundwater wells at 6 locations and to monitor Swift Creek and to annually report to EA, FLNRO, DOS, SFN, through construction and operations.
7. Monitoring and Protecting Fish and Fish Habitat in Side Channels – A study on side channels, including those near the Tenderfoot Fish Hatchery that may be affected by groundwater removal, must be completed by a Qualified Professional. The QP must consult and report to FLNRO, DOS, DFO, PVCA, SFN, to the satisfaction of the EAO. If mitigation actions are required, the QP must create a plan.
8. Paradise Valley Groundwater cannot be used for Snowmaking in the summer season. Note that most resorts use on hill surplus water in spring and fall to fill and maintain snow-making water close to the site that it will be used.
9. The Main Pumping Well in Paradise Valley must be situated to minimize or eliminate noise, aesthetic effects from construction and operation. The proponent must identify at least two alternative locations, that may reduce the perceived noise, safety and aesthetic negative effects; and consult with PVCA, DOS, FLNRO, SFN. Submit a report on the findings with a recommendation on using the original location or one of the alternates.
Note: Our water consultant, Piteau, identified three possibilities and we have met with the PVCA to discuss the findings.
10. A Secondary Source of Water must be identified to be available for a period of three weeks in the event of an emergency.
Note: Piteau has identified several locations on mountain where wells could successfully deliver the required water. This requires test drilling of these wells to confirm their feasibility.
Water items 4 to 9 have been paused subject to further studies of on mountain water as the estimated capital cost of the current plan is $30 million and the operating cost would be $1.6 million annually.
11. A Transportation Plan must be developed – The Resort must develop a Plan with MOTI, DOS, and the SLRD covering the transportation requirements for the project, including moving people and materials to and from the site and within the site to satisfaction of FLNRO.
Note: The SLRD is developing a Regional Transit System, we will be part of that solution. We will also explore other options, including a train, marine based options, and an alternate or improved road
12. An Environment Monitor (QEP) is required for the project, and will have the authority to stop work if necessary to ensure compliance with rules and best practices. The EAO must be notified of any non-compliance events.
13. The Trails Plan must enhance connectivity and enhance Public Access to the Site. The proponent must prepare to the satisfaction of FLNRO a plan to enhance trail connectivity to and from the site with no net loss of trails. DOS, SLRD, BC Parks, SN, and the public all must be consulted on the plan. Have met with FLNRO and user groups to maintain connections
14. Helicopters not to be used for tours or heli-skiing within project area
15. No improved Access to Garibaldi and Alice Lake Parks until updated plans are in place. – not to construct or advertise access to Garibaldi Park and to mitigate potential impacts until an updated BC Parks Plan is complete. Note that the proponent has committed $75,000 towards an updated Parks Master Plan, whenever Parks decides to proceed
16. There will be no construction of any facilities within 100m of the Garibaldi Park boundary. Note: The Conceptual Master Plan has been amended to meet this Condition
17. A Construction Environmental Management Plan must be developed by a QEP. The plan must meet the intent of all of the other conditions. MOE, FLNRO, and SN must review the plan.
18. An extensive and thorough Aquatic Effects Monitoring Plan must be developed with SFN, MOE, DOS, SLRD to identify baseline and potential negative impacts, including the LWMP?, at a local and regional scale. Note: This is a major plan that will result in this watershed being one of the most studied and protected in the Province, outside of Parks, with some overlap with the AE Plan in Condition 19 and 22
19. Brohm River must be monitored. – The proponent must engage a QEP to complete baseline and monitoring studies prior to the start of construction with SFN, MOE, FLNRO, DOS, and SLRD, to develop baseline and ongoing monitoring for Brohm and tributaries.
20. Snowmaking reservoir must have a Dam Failure Consequence study that is approval by FLNRO
21. Snowmaking Water must be distributed separately from Potable Water
22. A Biodiversity Retention and Ecosystem Management Plan must be developed with SFN and FLNRO. It must cover Baseline data and ensure Impacts of construction and clearing are minimized or mitigated.
23. No vegetation can be cleared if it could impact nesting birds. Nest Management protocol must be followed during the April 1 to July 31 period
24. Black and Grizzly Bear Interaction Management Plans must be developed to avoid and reduce the risks of human-bear interactions. The plan must be developed with the CO, FLNRO, SFN prior to Construction and Operations.
25. The project must achieve Bear Smart status or equivalent, maintain it throughout operations.
26. Construction or operations cannot interfere with Mountain Goat migration.
27. Power transmission Lines cannot be located in spring and winter Mountain Goat areas.
28. Lift Q must not be visible to the Mountain Goat Wintering range. Note: Lift Q has been moved on the Plan and converted to a chairlift
29. All Culverts will be bottomless arches in critical areas identified in BREMP to reduce the potential for collisions and wildlife mortality.
30. Amphibian Habitats must have 30m setbacks around all fish bearing streams, unless authorized by FLNRO
31. Old Growth areas must be protected. A Management Plan must be developed with FLNRO to protect existing Old Growth where possible, and offset impacts where not possible. Note: All base areas and most of the ski trails have been previously logged. We have met with FLNRO to discuss options for the small area of Old Growth that may be disturbed for ski trails.
32. There must be an Air Quality Mitigation and Monitoring Plan developed in consultation with MOE, Health, and SFN to meet the objectives of the Sea to Sky Air Quality Management Plan,
33. The Proponent must not burn wood waste or construction materials during any phase of the project. Note: This has not been part of mountain resort construction for decades, chip and mix with soil is the modern method
34. A Liquid Waste Management Plan must be developed in compliance with the most recent guidelines available. The proponent must work with MOE, SLRD, SFN and DOS to determine the best methods of handling sewage and storm water. Note: This Plan is a 2-3 year process and should be underway soon.
35. A Solid Waste Management Plan must be developed with the SLRD and DOS before operations commence.
36. The proponent must develop an Archaeology Plan and ensure archeological features are identified and protected during construction and operations
37. The Proponent must retain a certified archaeologist acceptable to the SFN during construction to ensure compliance with all conditions that relate to archaeology.
38. The Proponent must prepare a Traditional Ecological Knowledge Acquisition and Retention Plan to the satisfaction of Squamish Nation. Covering both construction and operations, the plan will identify and inventory areas that are proposed to be disturbed and to minimize and mitigate any effects on culturally significant areas, and to detail ongoing access to such areas including hunting and gathering.
39. Weather and Climate must be monitored. A Climate Monitoring Plan must be developed to collect climate data on the site. Note: The Plan is complete and will be implemented when there is a presence on the mountain
40. Employee Housing to be at least 10% of the bed units. Note: we expect to significantly exceed this target in order to obtain and retain good staff, and our plan should be reviewed in conjunction with DOS as we work to solve common issues
FLNRO – Ministry of Forests, Lands and Natural Resources
EAO – Environmental Assessment Office
MOE – Ministry of Environment
SFN – Squamish First Nation
DOS- District of Squamish
SLRD – Squamish-Lillooet Regional District
CO – Conservation Officer
QP or QEP – Qualified Professional or Qualified Environmental Professional
PVCA – Paradise Valley Community Association
LWMP – Liquid Waste Management Plan