HomeMy WebLinkAboutWatercourse Protection Development Permit Guideline
Updated: March, 2011
Watercourse Protection Development Permit Checklist
Low Impact Development Guidelines
This is an expanded document based on Schedule F of the Development Procedures Bylaw 5879-1999
A pre-application meeting with Environment and Planning staff prior to submission of an application is
strongly recommended. Please see attached Low Impact Development Guidelines.
A Watercourse Protection Development Permit (WPDP) is required for all development and
building permits within 50 metres of the top of bank from watercourses and wetlands.
A WPDP application will require applicants to submit the information listed below before any final
permits or approvals are provided by the District. Some of these information requirements may
already have been prepared and submitted to the District as part of the development
application:
Mandatory Information
A completed application form with the prescribed fee;
A Certificate of Title and a Consent Form (if the applicant is different from the owner shown on the
certificate of title) plus copies of any restrictive covenant documents registered against title;
A Site Profile
Applicants must complete their WPDP application and provide the file manager along with the
environmental section with the following for the application to be complete:
A WPDP checklist signed by the environmental consultant with the list of information provided to
the District as required by the Environmental Section;
A preliminary letter of inspection/assurance from the designated environmental monitor before
any clearing, grading, or construction activity begins on site as per requirements of the
Watercourse Protection Bylaw. See attached Preliminary Letter of Inspection.
A final letter of inspection and approval from the environmental consultant to the District is
required in order to get the security deposit back. See attached Final Inspection Letter.
1. Site Survey.
A survey that has been prepared by a BC Land Surveyor using DFO Stream Protection Regulation
Guidelines, illustrating the location of the following:
i) Top of bank or top of ravine bank delineation for all watercourses and the setback lines
approved by District and DFO using SPR guidelines (to be flagged on the ground);
ii) The boundary of the Watercourse Development Permit Area (50 metres from top of bank);
iii) All slopes greater than 15% on site, especially rock bluffs or slopes greater than 25% on site;
Slopes are defined by the District as any reach on site where there is a rise of 25-feet or 8
metres, and the average slope is 15% or greater using 1 metre contour intervals
iv) Existing topographic contours with 1 metre intervals and existing drainage patterns;
v) Any hydrological features including watercourses, ditches, wetlands, ponds, wells,
springs, and the boundaries of active floodplain areas found on the site. (flagged on ground)
2. Plan showing existing and proposed building structures, roads, storm water detention facilities,
septic facilities, infiltration areas, drainage channels and flows, outfalls and discharge points
located on site.
Updated: March, 2011
3. Written input from the environmental consultant as to whether Approvals or Notifications are
required from MOE or Authorizations or referrals are required from DFO. The District will need a
copy of the submissions to the appropriate federal or provincial agencies. Applicants are
encouraged to contact the senior agencies early on in the process if they have any concerns or
questions for the agencies.
4. An Environmental Assessment of existing site conditions is required up front to help determine
developable area along with the condition of the area, potential constraints, and opportunities. The
detail required will depend on the site history and size of development proposed. It must be prepared
by a qualified environmental professional.
Environmental Assessment
An Environmental Assessment will most often include a report with a bio-physical inventory and plan(s)
showing the location of the following:
a. Clearly identify top of bank or ravine, high water marks, hydrological features such as streams,
ditches, wetlands, or ponds; SPR setbacks; and for any proposed encroachment into setback
areas with dimensions, the justification for the encroachment, mitigation and proposed
compensation with a clear Net Environmental Benefit;
b. A description of the type, size, and condition of vegetation on site. Healthy trees and shrubs
are considered to be a significant resource by the District to be retained where possible and
incorporated into the site design. The vegetation survey must include a Vegetation Retention
Plan prepared by a qualified professional that addresses the following:
For sites that are larger than one (1) hectare, a Plan showing the location of
significant tree stands and shrubs on site that are being proposed for retention and
removal outside the setback areas and within the WPDP area. Significant tree
stands include unique mature tree stands (Sitka Spruce, Big Leaf Maple, Cedar,
Old Growth) or stands where the average tree diameters are greater than 25cm
(dbh).
For sites less than one (1) hectare in size, a Plan that identifies significant
individual trees over 25cm (dbh) to be retained or removed is required.
For all sites, a plan that illustrates where significant trees, tree stands, or trees >
25cm dbh are to be retained or removed, are located relative to proposed building
lots, structures, infrastructure, or roads. Hazard trees within striking distance of
proposed structures, public spaces, or trail corridors will also need to be identified
and appropriate mitigation proposed.
c. Enhancement or restoration recommendations and plans within watercourses and setback
areas including sparsely vegetated or disturbed areas, or areas with abundance of invasive
vegetative species is required. A cost estimate for the works must be included along with a
bond for the estimated works and for the maintenance period;
d. Protection or mitigation measures for conserving significant wildlife features found on the site
such as raptor nests, wildlife trees, heron rookeries, flora or fauna at risk, high probability
SARA habitat, potential wildlife corridors that provide important links to neighbouring habitat
reservoir areas, is required where applicable;
e. Phasing and timing recommendations for development works to minimize potential negative
impacts is required. This includes recommendations for retention of vegetation and trees
where possible, protection mitigation for sensitive features during construction, working
outside peak rainy periods, and mitigation of impacts during critical bird nesting periods.
f. Fencing is required for protected or non -disturbance areas and features with a continuous
temporary barrier not less than 1.5 metres in height to be replaced by permanent fencing that
has been approved by the District.
g. Identify and provide mitigation for potential hazards identified on site such as floodplains,
erosion, windfall, or wildfire interface area concerns that might impact proposed structures.
Updated: March, 2011
5. An Arborist report and plan must be carried out and submitted to the District for approval once the
developable portions of the site have been established to ensure adequate protection and
management of significant trees or stands on site where possible. The arborist report and
environmental consultant must prepare mitigation recommendations that include:
(i) short term and long term measures for the protection of significant tree stands and individual
trees identified in protected areas or within the WPDP 50 metre zone including protection of
root zones/drip lines and mitigation for blow down or windfall concerns.
(ii) mitigation or removal of potential hazard trees located within adjacent or proposed park lands
that are within striking distance of the proposed building envelopes; and
(iii) on-site replanting measures for sparsely vegetated areas or where trees or native
vegetation is to be removed or potentially impacted by the potential development. Trees
shall be replanted at a ratio of 2 new trees for every tree > 10cm (DBH) removed within
the WPDP zone and minimum tree size shall be 5 gallon. Larger sizes may be required
when site conditions warrant.
6. An Environmental Impact Assessment (EIA) may be required for the Development Permit Area
prepared by Qualified Environmental Professional(s). This requirement will depend on the
complexity of the site, the size of the proposed development, and/or the proximity of the site to
protected or environmental sensitivity areas.
An EIA will automatically require information outlined previously in Section Four of the
“Environmental Assessment”. An EIA is intended to address potential impacts and mitigation
once the developable area has been established. An EIA will require that the following information
is prepared and submitted to the District before final re-zoning or subdivision as outlined below:
Environmental Impact Assessment
An environmental impact assessment for the proposed development will include an evaluation of
the following items that are to be prepared by a qualified environmental professional:
a. The District may require a peer review of studies carried out on site where there are
significant concerns related to health and safety of persons, property, or potential
significant impacts to sensitive environmental areas including potential wind fall
impacts, potential wildfire interface areas, geotechnical concerns or
hydrological/hydraulic issues.
b. Additional detailed studies and qualified professionals may be required to work
together to determine how and where appropriate site design, mitigation, landscaping,
or restoration is required to enhance and protect significant landscapes;
7. A co-ordinated approach amongst the qualified professional is required by the District on
developments with all issues concerning hazards including hydro geological issues, stormwater /
rainwater management plans, enhancement & restoration, or trail connectivity at all times.
8. Conceptual Stormwater Management Plans. A conceptual stormwater management plan must be
submitted with the proposed site plans which fulfills the requirements of the current Watercourse
Protection Bylaw which should include the following information:
a. Identify potential stormwater related issues such as:
significant natural resources to be protected such as watercourses, ponds, aquifers, or
wetlands;
any new development plans in the neighbourhood that require integration of resources for
dealing with water volumes, velocities, and quality; and
potential drainage issues on site and off site including groundwater management concerns
that may be impacted by the proposed works.
b. Evaluate the opportunities for implementing stormwater source controls to achieve the
following:
Updated: March, 2011
Incorporate current federal, provincial, and regional stormwater / rainwater site source
control regulations and standards using site source controls where possible as required in
the Watercourse Protection Bylaw 6410-2006.
Ensure appropriate design of stormwater management detention facilities to mimic
natural features, using safe and aesthetically pleasing designs with appropriate
landscaping.
Ensure that stormwater management facilities do not encroach into park or conservation
areas.
Within the WPDP zone, hard surfacing such as driveways and parking areas must be limited
in order to meet the District’s objectives with respect to meeting DFO standards for water
quality and pre-development hydrological regimes. Limit the total impervious area for the
site where possible meeting the 10% runoff volume target.
9. For large scale or multi phase developments, Pre and Post Development Monitoring of water
volumes and water quality may have to be prepared by the engineer of record to help determine
the adequacy of the existing and/or proposed stormwater facilities.
10. A Restoration and Maintenance Agreement along with a security deposit for estimated works
where restoration or enhancement is required including maintenance periods for consultants.
Replanting plans shall be carried out in accordance with current District of Maple Ridge
Landscape Management and Maintenance standards.
11. A copy of the attached WPDP Schedule “A” (Attached) from the WPDP must be signed by the
developer/landowner and the environmental consultant and submitted to the District’s Planning
Department.
12. A copy of the Watercourse Protection Bylaw erosion and sediment control plan along with the
appropriate schedules A, B, D, and E must be submitted and signed by the Engineer of record
along with the qualified environmental professional that will be monitoring the site.
Updated: March, 2011
SCHEDULE “A”
ENVIRONMENTAL RESPONSIBILITIES
TO: District of Maple Ridge DATE:___________________________
ATTENTION: Development Permit Application No._________________
We/I_______________________________________ confirm that we/I have been retained
(Environmental Monitor’s name)
by _______________________________ for the District Project No. ___________
(Developer’s name printed)
to provide inspection, assessment, and reporting services in accordance with the requirements of the
Watercourse Protection Development Permit. This includes the requirement to ensure compliance with
the following:
1) Prior to any clearing and/or disturbance of the site, it must be inspected by the environmental
monitor to ensure all necessary WPDP protective controls and mitigation measures are
installed/constructed properly along with ESC requirements and approved environmental
Development Permit. A preliminary letter of inspection and approval is required from the qualified
environmental professional (QEP) to be submitted to the District that provides their assurances the
site is prepared accordingly.
2) Regular inspections by the QEP of record are required to ensure compliance with the approved
WPDP conditions. A preliminary and final inspection and written letters of approval by the
environmental monitor is also required that provides assurance all environmental requirements
including stabilization and cleanup of the site including adjacent conservation areas have been
adequately addressed and completed. See attached letters of inspection and assurance
3) The WPDP low impact development guidelines are part of the Procedural Bylaw and OCP WPDP
guidelines. The environmental professionals of record for the site are responsible for coordinating
with other professionals of record in the site design along with supervising construction activities to
ensure compliance with WPDP objectives. They are also responsible for reporting any ongoing
infractions to the District, and for sharing the requirements of the WPDP with the supervisor /
foreman of the construction related works.
4) To prevent damage or destruction to protected areas and natural features, it is the responsibility of
the developer and the qualified environmental professional (QEP) to ensure operators are aware of
issues and protective temporary fencing and markers have been placed around protected areas,
natural features, or infiltration areas to ensure these areas are protected and are not damaged
during the development process. The developer is responsible for restoring or compensating for
any damages or disturbance occurring within District of Maple Ridge lands or to their property.
5) The qualified environmental professional/monitor must have unconditional authority from
Developer to modify and/or halt any construction activity necessary to ensure compliance with
municipal environmental regulations.
Environmental Monitor:
Signature:____________________________ Name:_______________________________
Company: ___________________________
Address:_____________________________
_____________________________
Emergency Contact Phone Number ________________
Owner/Developer: In executing this Letter of Appointment I covenant that I have authority to and do
hereby unconditionally authorize the named qualified environmental professional to modify or halt any
construction activity as necessary to ensure compliance with Watercourse Protection Development
Permit and the Maple Ridge Watercourse Protection Bylaw 6410-2006.
Signature:____________________________ Print Name:________________________________
Preliminary Letter of Inspection and Approval For WPDP Works
Submit this Letter To: The District of Maple Ridge
Environmental Monitor of Record: ________________________________
(insert name and company of QEP monitor)
RE: Inspection For Development or Building Premises located at
_______________________________________________(insert
address)
In accordance with Section 7 of the Watercourse Protection Bylaw and Schedule “A” of the WPDP,
a letter of assurance from the Qualified Environmental Professional is required to be submitted to
the District’s file manager and to the District’s Environmental Section before any clearing or
disturbance takes place as part of the WPDP or NFDP application and in accordance with the
Watercourse Protection Bylaw.
This letter of assurance will provide confirmation that the following protection and mitigation
measures are in place and operational:
Temporary protective fencing around trees and setback boundaries on site including
root protective zones, covenant or park boundaries, infiltration areas, and
geotechnical setback lines is required by the qualified professional of record;
Accurate and clearly marked boundaries identifying municipal approved
watercourse setback areas back from BCLS identified top of bank / ravine bank,
conservation covenant boundaries, geotechnical covenant boundaries or setback
lines must also be accurately marked off on the ground and securely set in place on
site before clearing or construction activity begins.
Erosion and Sediment controls are in place in accordance with ESC plans approved
by the District and they must be operational;
Phasing of clearing and construction practices that takes into consideration erosion
and sediment control issues, peak rain fall periods, bird nesting season, geotechnical
vulnerable areas, recreational users, and fisheries windows.
Environmental Consultant of Record
The undersigned professional may be contacted at: _________________________
(insert business telephone number or best contact number).
CERTIFIED AS OF ________________________(date)
(Print name of environmental monitor and company)
_______________________
Authorized Environmental Monitor Signature
Low Impact Development Standards
The District of Maple Ridge Watercourse Protection Bylaw requires the use of the
following:
� A qualified environmental monitor QEP should be available to approve
mitigation, prepare the site, and oversee development activity before any
clearing begins.
The QEP is required to contact municipal environmental staff directly within
24 hours of any incident that constitutes an infraction and that has not
been remedied. They are responsible for overseeing and reporting to staff
during:
Clearing and grubbing;
Servicing works;
Construction of buildings.
� Timing of development activity and inventories during suitable periods.
Encourage land disturbance activity between July and September. Studies,
assessments, or construction should be carried out at an appropriate time
of year taking into consideration bird nesting periods, fisheries windows,
etc.
� Leave existing vegetation in place during the planning and approvals
stages. Pre-clearing vegetation results in increased costs for temporary re-
vegetation and erosion control, at the same time it increases runoff and
sedimentation unnecessarily.
� Clear the site in stages as development proceeds. For instance, for larger
developments, clear only road and utility corridors during initial phases of
development, leaving the building envelopes vegetated for as long as
possible.
� Protect areas and vegetation that can permanently remain in the
development or building area. These protected areas include steep slopes,
riparian or wetland areas, park areas, trails, root zones, groves of mature
trees, or protected covenant areas that require protective fencing.
� Identify and protect infiltration and enhancement areas. Designated
rainwater management areas that require infiltration or designated
enhancement areas must not be compacted by equipment, construction
activity, or storage of materials during construction. Temporary protective
fencing should be used to protect these areas and areas where vegetation
is to be retained.
� Slopes and soils must be stabilized and re-planting is required for all bare or
sparsely vegetated areas within a watercourse protection setback area or
exposed slopes within a natural features development permit area. The
slope stabilization and re-vegetation plan must be prepared in accordance
with municipal landscaping and re-planting standards. Soil stabilization and
re-planting is immediately required for the following:
Interim periods where development is not active for longer than 30
days;
Where construction activity has destroyed vegetation on slopes >
15%;
Encroachment into parks, conservation or protected areas, or
around greenway corridors.
� Coordination of professional consultants and their recommendations. This
includes coordination of assessments and recommendations from the
following:
Developers, environmental consultants and professionals of record
Specialized professionals or sub-contractors that are required