3080 A - City of Chilliwack Bylaw No. 3080 A bylaw to designate by dfsdf224s

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									                                      City of Chilliwack

                                        Bylaw No. 3080

 A bylaw to designate land as floodplain and make provisions in relation to flood control,
 flood hazard management and development of land that is subject to flooding or erosion
  __________________________________________________________________________


WHEREAS Council is authorized to enact a bylaw to designate land as floodplain and to make
regulations in relation to flood control, flood hazard management and development of land that is
subject to flooding;

AND WHEREAS Council has considered the Flood Hazard Area Land Use Management
Guidelines published by the Province of British Columbia in May 2004, under authority of the
Environmental Management Act;

NOW THEREFORE the Council of the City of Chilliwack enacts as follows:

1.     This bylaw may be cited as “Floodplain Regulation Bylaw 2004, No. 3080”.

2.     “Floodplain Management Bylaw 1996, No. 2395” and amendments thereto are hereby
       repealed.

3.     The following areas of the City of Chilliwack are designated as Floodplain:

       (1)    The Floodplain of the Fraser River, Chilliwack River, Vedder River, Vedder
              Canal and Sumas River as shown on Schedule “A” Floodplain Map attached
              hereto and forming part of this Bylaw.

       (2)    The Alluvial Fans and Floodplains of several creeks adjacent to the Fraser Valley
              as shown on Schedule “A” Floodplain Map attached hereto and forming part of
              this Bylaw.

DEFINITIONS

4.     In this Bylaw:

       “Alluvial Fan” means an area of land created by the deposit of soil and other matter by a
              watercourse or flooding caused by the watercourse, where the watercourse
              flattens, slows and spreads after issuing from a steep mountain valley or gorge on
              a plain or at the junction of a tributary watercourse with another watercourse;
       “Approving Officer” means the person appointed by Council as the Approving Officer
             under the Land Title Act and shall include a Deputy Approving Officer;
       “Crawl Space” means an area between foundation level and underside of habitable floor.
             having a maximum height from floor to underside of floor of 1.5m;




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“Floodplain Regulation Bylaw 2004, No. 3080” – Page 2



DEFINITIONS (continued)

      “Debris Torrent (Debris Flow)” means the rapid downslope movement descending steep
             pre-existing drainage channels of water-saturated soil and debris;
      “Design Flood” means a flood equal in magnitude to the 1894 flood of record with
            respect to the Fraser River OR: a flood, which may occur in any given year, of
            such magnitude as to equal a flood having a 200-year recurrence interval, based
            on frequency analysis of unregulated historic flood records with respect to the
            Chilliwack River, Vedder River and Vedder Canal; (AB #3371)
      “Design Flood Level” means the observed or calculated elevation for the Design Flood
            and is used in the calculation of the FCL; (AB #3371)
      “Flood Construction Level (FCL)” means the Flood Construction Levels as shown on
             Schedule “A” entitled “Floodplain Map” which is attached to and forms part of
             this Bylaw;
      “Floodplain” means the area shown on Schedule “A” entitled “Floodplain Map” which is
            attached to and forms part of this Bylaw;
      “Floodproofing” means the alteration of land or structures either physically or in use to
            reduce flood damage and includes the use of building Setbacks from water bodies
            to maintain a Floodway and to allow for potential erosion. Floodproofing may be
            achieved by all or a combination of the following:
             •   building on fill, provided such fill does not interfere with flood flows of the
                 Watercourse, and is adequately protected against floodwater erosion
             •   building raised by structural means such as foundation walls, columns, etc.
             •   a combination of fill and structural means;
      “Flood Resistant Materials” means any building material capable of withstanding direct
             and prolonged contact with floodwaters without sustaining significant damage.
             Flood Resistant Materials are listed in Schedule “B” which is attached to and
             forms part of this Bylaw;
      “Freeboard” means a vertical distance added to the Design Flood Level used to establish
             the FCL (generally 0.6m); (AB #3371)
      “Habitable Area” means any room or space within a building or structure that is or can be
             used for human occupancy, assembly or institutional use, commercial sales, or
             storage of goods, possessions or equipment (including furnaces) which would be
             subject to damage if flooded;
      “Heavy Industry” means and includes such uses as manufacturing or processing of wood
            and paper products, metal, heavy electrical, non-metallic mineral products,
            petroleum and coal products, industrial chemicals and by-products, and allied
            products;
      “Inspector of Dikes” means an official of the Ministry of Water, Land and Air Protection
             as defined under the Dike Maintenance Act;




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“Floodplain Regulation Bylaw 2004, No. 3080” – Page 3



DEFINITIONS (continued)

      “Institutional Use” means a use providing for public functions and includes federal,
              provincial, regional and municipal offices, schools, churches, colleges, hospitals,
              community centres, libraries, museums, jails, courts of law and similar facilities;
              and specifically excludes public storage and works yards, and public utility uses;
      “Light or Service Industry” means and includes such uses as assembly, fabrication and
             light manufacturing, warehousing, wholesaling and food processing;
      “Manufactured Home” means a structure manufactured as a unit, intended to be occupied
            in a place other than at its manufacture, and designed as a dwelling unit, and
            includes mobile homes, and specifically excludes Recreation Vehicles;
      “Minimum Ponding Elevation” means a minimum construction level assigned to reduce
            possible flood damage due to ponding of local drainage during a severe local
            storm determined on a site specific basis based on topography and road
            elevations;
      “Natural Boundary” means the visible high watermark of any lake, river, stream, or other
             body of water where the presence and action of the water are so common and
             usual and so long continued in all ordinary years as to mark upon the soil of the
             bed of the lake, river, stream or other body of water a character distinct from that
             of the banks thereof, in respect to vegetation, as well as in respect to the nature of
             the soil itself;
      “Natural Ground Elevation” means the average of the undisturbed ground elevations at
             the 4 corners of the proposed building site;
      “Non-Conforming” means any existing building located on flood prone land that does not
            meet flood-proofing requirements set out in any pertinent bylaw, regulation or
            covenant;
      “Pad” means a compacted gravel, paved or concrete surface on which blocks, posts,
            runners or strip footings are placed for the purpose of supporting a Manufactured
            Home or unit; (AB #3142)
      “Ponding Elevation” means the water surface elevation as controlled by the lowest
            ground or road elevation of the area, which would act as the outlet to that area, if
            a storm runoff exceeds the capacity of culverts or other in-ground drainage works,
            as certified by a professional engineer;
      “Professional Engineer” means a person who is registered or licensed under the
             provisions of the Engineers and Geoscientists Act;
      “Provincial Guidelines” means the policies, strategies, objectives, standards, guidelines
             and environmental management plans, in relation to flood control, flood hazard
             management and development of land that is subject to flooding, as contained
             within the Province of British Columbia, Ministry of Water, Land and Air
             Protection, Flood Hazard Area Land Use Management Guidelines dated May
             2004. (AB #3142)




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“Floodplain Regulation Bylaw 2004, No. 3080” – Page 4



DEFINITIONS (continued)

       “Recreation Use” means a use providing for indoor or outdoor recreation and includes
              parks, playgrounds, and sports facilities;
       “Recreation Vehicle” means any structure, trailer or vehicle used or designed to be used
              for living or sleeping purposes and which is designed or intended to be mobile on
              land, whether or not self-propelled;
       “Restrictive Covenant”, in the context of this Bylaw, means a restrictive covenant under
              Section 219 of the Land Title Act, absolving the City of Chilliwack of any liability
              with respect to the flooding of the property or flood damage to land, structures
              and contents thereof;
       “Standard Dikes” means those dikes built to a minimum crest elevation equal to the FCL
              and meeting standards of design and construction approved by the Ministry of
              Water, Land and Air Protection and maintained by an ongoing authority such as a
              local government body;
       “Training Works” means any wall, dike or protective structure used to prevent a stream
              from leaving its channel at a given location. This includes any debris flow
              training structures including basins, trash racks, or other works;
       “Watercourse” means any natural or man-made depression with well defined banks and a
             bed 0.6 metres or more below the surrounding land serving to give direction to a
             current of water at least 6 months of the year or having a drainage area of 2 square
             kilometres or more upstream of the point of consideration.

SETBACK REQUIREMENTS
The following setback requirements are derived from Provincial Legislation and Provincial
Guidelines. Additional setbacks from watercourses may be required by Regulations under the
federal Fish Protection Act and other Provincial Legislation.

5.     Unless specified elsewhere in this Bylaw, no landfill or structural support required to
       support a floor system or pad of a building or structure for which full floodproofing or
       partial floodproofing is required, shall be constructed, reconstructed, moved, extended or
       located:

       (1)    In an area not protected by a standard dike where the natural ground elevation is
              less than the applicable Flood Construction Level from the Fraser River,
              Chilliwack River, Vedder River, Vedder Canal; (AB #3142)

       (2)    within 30m of the Natural Boundary of the Fraser River, Chilliwack River,
              Vedder River, Vedder Canal or any Watercourse on an Alluvial Fan;

       (3)    within 15m of the Natural Boundary of any other watercourse or the edge of a
              bluff, subject to erosion or 3x the height of the bluff (as measured vertically from
              the toe to top of bluff), which ever is greater;




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“Floodplain Regulation Bylaw 2004, No. 3080” – Page 5



SETBACK REQUIREMENTS (continued)

       (4)    within 7.5m of the Natural Boundary of a lake, swamp, pond, drainage ditch or
              any structure for flood protection or seepage control or any dike right-of-way;
              (AB #3371)

ELEVATION REQUIREMENTS FOR AREAS PROTECTED BY STANDARD DIKES
The following elevation requirements are derived from Provincial Legislation and Provincial
Guidelines.

6.     Unless specified elsewhere in this Bylaw, no building, Manufactured Home or unit, shall
       be constructed, reconstructed, moved, extended or located with the underside of a
       wooden floor system or top of a concrete slab of any area used for habitation,
       institutional use, assembly use, tourist accommodation use, business, or storage of goods
       damageable by floodwaters, or in the case of a Manufactured Home or unit the Pad on
       which it is located, lower than:

       (1)    the FCL for the Fraser River, Chilliwack River, Vedder River or Vedder Canal as
              shown on the attached Schedule “A” Floodplain Map; (AB #3142)
ELEVATION REQUIREMENTS FOR AREAS NOT PROTECTED BY STANDARD DIKES
7.     Unless specified elsewhere in this Bylaw, no building, Manufactured Home or unit, shall
       be constructed, reconstructed, moved, extended or located with the underside of a
       wooden floor system or top of a concrete slab of any area used for parking, basement,
       entrance foyer, habitation, institutional use, assembly use, tourist accommodation use,
       business, or storage of goods damageable by floodwaters or in the case of a
       Manufactured Home or unit the Pad on which it is located, no lower than:


       (1)    the FCL for the Fraser River, Chilliwack River, or Vedder River as shown on the
              attached Schedule “A” Floodplain Map; (AB #3142)

       (2)    1.5m above the natural boundary of any natural watercourse; (AB #3371)

       (3)    0.6m above the top of bank of any drainage ditch. (AB #3371)

ELEVATION AND CONSTRUCTION REQUIRMENTS ON ALLUVIAL FANS
The following requirements are derived from Provincial Legislation and Provincial Guidelines.

8.     Construction in Alluvial Fan areas designated on Schedule “A” or areas which could
       potentially be impacted by a debris torrents shall meet the following requirements:

       (1)    An engineered concrete foundation shall extend to 1.0m above the grade at any
              point on the perimeter of the building on an Alluvial Fan. (AB #3142)




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“Floodplain Regulation Bylaw 2004, No. 3080” – Page 6




ELEVATION AND CONSTRUCTION REQUIRMENTS ON ALLUVIAL FANS
(continued)

       (2)    Foundations, and protective works shall be designed and certified by a
              Professional Engineer to ensure that structures are anchored to minimize the
              impact of flood, sediment and erosion damage: Footings shall be extended below
              scour depth, erosion and flood flows.

       (3)    Where protective works are required, an ongoing maintenance program shall be
              required as part of the restrictive covenant agreement between the City of
              Chilliwack and an owner, or a strata corporation.

       (4)    Where works protect more than one property:
              (a)    easements or rights-of-way for the works and access to the works must be
                     registered in favor of affected property owners, strata corporations and the
                     City of Chilliwack;
              (b)    an Operation and Maintenance manual must be prepared for the City of
                     Chilliwack and/or strata corporation with a copy to the Inspector of Dikes;
              (c)    Training Works or dikes protecting more than one property must be
                     approved by the Inspector of Dikes; and, may also require approval under
                     the Provincial Water Act and Federal Fisheries Act.

GENERAL EXEMPTIONS
The following General Exemptions are derived from Provincial Legislation and Provincial
Guidelines.

9.     The elevation requirements above shall not apply to:

       (1)    Heavy Industry behind Standard Dikes;

       (2)    on-loading and off-loading facilities associated with water oriented industry and
              portable sawmills provide the main electrical switchgear is placed above the FCL;

       (3)    an Ancillary Building such as a garage or workshop;

       (4)    a renovation or addition to a building or structure that would increase the size of
              the building or structure, at the original Non-Conforming floor elevation, by less
              than 25 percent of the floor area existing at the date of the adoption of
              “Floodplain Management Bylaw 1996, No. 2395” (March 3, 1997);

       (5)    that portion of a building or structure to be used as a carport, garage, entrance
              foyer and mechanical room including hot water tanks and furnaces in buildings
              protected by Standard Dikes;

       (6)    that portion of a building used as crawl spaces (not exceeding 1.5m in height);




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“Floodplain Regulation Bylaw 2004, No. 3080” – Page 7



GENERAL EXEMPTIONS (continued)

      (7)    the pad of a mobile home or manufacture home where it is anchored to a concrete
             foundation, provided the top of the foundation is at the FCL;

      (8)    farm buildings and open-sided livestock housing (other than dwelling units and
             closed- sided livestock housing);

      (9)    close-sided livestock housing behind Standard Dikes, as approved by the
             Inspector of dikes, if elevated to 0.6m above the Ponding Elevation;

      (10)   close-sided livestock housing, not behind Standard Dikes, if elevated to 1.0 metre
             above Natural Ground Elevation or 0.6m above the Ponding Elevation or to the
             FCL minus 1.5m, whichever is greater; and,

      (11)   recreation shelters, campsite washrooms and other facilities susceptible to only
             minor flood damager.

10.   Where a lot, is 8.0 ha or greater in area and within the Agricultural Land Reserve, a farm
      dwelling unit thereon may be constructed with the underside of a wooden floor system or
      the top of the pad of any habitable area (or in the case of a manufactured home, the top of
      pad or the ground surface on which it is located) no lower than 1.0 metres above the
      Natural Ground Elevation or 0.6 metres above the Ponding Elevation, whichever is
      greater, provided that:

      (1)    the owner shall enter into a restrictive covenant under Section 219 of the Land
             Title Act, absolving the City of Chilliwack of any liability with respect to the
             flooding of the property or flood damage to land, structures and contents thereof.

11.   Where a lot is smaller than 8.0 ha and within the Agricultural Land Reserve and assessed
      as farm for taxation purposes, a dwelling unit thereon may be constructed with the
      underside of a wooden floor system or the top of the pad of any habitable area (or in the
      case of a manufactured home, the top of pad or the ground surface on which it is located)
      no lower than 1.0 metres above the Natural Ground Elevation or 0.6 metres above the
      Ponding Elevation, or 6.0 metres G.S.C., whichever elevation is greatest, provided that:

      (1)    the lot existed prior to the adoption of “Floodplain Management Bylaw 1996, No.
             2395” (March 3, 1997), or was created by “boundary adjustment” of lots that
             existed before said date;

      (2)    the difference between the FCL and the ground exceeds 2.5m; and,

      (3)    the owner shall enter into a restrictive covenant under Section 219 of the Land
             Title Act, absolving the City of Chilliwack of any liability with respect to the
             flooding of the property or flood damage to land, structures and contents thereof.
             (AB #3142)




                                                                         CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Page 8



GENERAL EXEMPTIONS (continued)

12.    A dwelling unit or other building thereon may be constructed with the underside of a
       wooden floor system or the top of the pad of any habitable area (or in the case of a
       manufactured home, the top of pad or the ground surface on which it is located) no lower
       than 2.5 metres above the Natural Ground Elevation or 0.6 metres above the Ponding
       Elevation, or 6.0 metres G.S.C., whichever elevation is greatest, provided that:

       (1)    the lot existed prior to the adoption of “Floodplain Management Bylaw 1996, No.
              2395” (March 3, 1997), or was created by “boundary adjustment” of lots that
              existed before said date;

       (2)    the difference between the FCL and the ground exceeds 2.5m; and,

       (3)    the owner shall enter into a restrictive covenant under Section 219 of the Land
              Title Act, absolving the City of Chilliwack of any liability with respect to the
              flooding of the property or flood damage to land, structures and contents thereof.

LOCAL EXEMPTIONS
The following Local Exemptions have been previously carried forward from Floodplain
Management Bylaw 1996, No.2395 in accordance with Provincial Legislation.

13.    Local Exemptions include the following:

       (1)    Within the Yarrow Area, being the area south and west of the Vedder River and
              Vedder Canal and west of that segment of the B.C. Rail Line between the Vedder
              River and Vedder Mountain, a building may be constructed, reconstructed, moved
              or extended or a Manufactured Home located with the underside of the lowest
              habitable floor at a minimum elevation of 1.2m above average grade in the
              vicinity of the building nor less than 1.5m G.S.C. nor less than 0.3m above the
              crown of the nearest road where water may pond, which ever elevation is higher;
              provided that:
              (a)    the lot existed prior to the adoption of “Floodplain Management Bylaw
                     1996, No. 2395” (March 3, 1997);
              (b)    the difference between the 200 year FCL and grade exceeds 2.5m; and,
              (c)    the owner shall enter into a restrictive covenant under Section 219 of the
                     Land Title Act, absolving the City of Chilliwack of any liability with respect
                     to the flooding of the property or flood damage to land, structures and
                     contents thereof.




                                                                           CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Page 9



LOCAL EXEMPTIONS (continued)

       (2)    Within the area north and east of Shefford Slough, south of Cartmell Road and
              west of Young Road, a single family dwelling may be constructed provided that:
              (a)     the underside of the lowest Habitable Area is above the applicable FCL;
              (b)     any entrance foyer or crawlspace shall be no lower that the applicable FCL
                      minus 1.5m;
              (c)     furnaces, hot water heaters and electrical panels shall be located above FCL;
              (d)     flooring, walls and finishing materials used below FCL are “flood resistant
                      materials” in accordance with “Schedule “B” – Flood Resistant Materials;
              (e)     any electric circuits extending below FCL shall be equipped with ground
                      fault circuit breakers;
              (f)     the FCL may be achieved by structural elevation or by landfill. Where
                      landfill is used to achieve the required elevation, the face of the landfill
                      slope shall be adequately protected against erosion from floodwaters; and
              (g)     the owner shall enter into a restrictive covenant under Section 219 of the
                      Land Title Act, absolving the City of Chilliwack of any liability with respect
                      to the flooding of the property or flood damage to land, structures and
                      contents thereof.

       (3)    Industrial Uses within areas designated for Industrial Use in the City of
              Chilliwack Official Community Plan, as amended from time to time, or occupied
              by an industrial use and which are protected by Standard Dikes, provided the
              underside of the lowest floor system or surface of the floor slab is no lower than
              0.15m above the crown of the nearest road where water may pond;

       (4)    Commercial Uses, excluding tourist accommodation units, within areas
              designated for Commercial Use in the City of Chilliwack Official Community
              Plan, as amended from time to time, or occupied by a commercial use and which
              are protected by Standard Dikes, provided the underside of the lowest floor
              system or surface of the floor slab is no lower than 0.15m above the crown of the
              nearest road where water may pond;

EXPANDED USE BELOW FCL
The following provision applies to the use of “basement” area below FCL in association with
residential and institutional uses.

14.    The area below the Flood Construction Level (FCL) as applied to a residential or
       institutional use may be used for parking, entrance foyer, utility room, workshop or
       indoor recreation provided that:

       (1)    the floor level of these areas is at least 0.15m above the crown of road where
              water may pond;




                                                                            CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Page 10



EXPANDED USE BELOW FCL (continued)

       (2)    The owner shall enter into a restrictive covenant under Section 219 of the Land
              Title Act, absolving the City of Chilliwack of any liability with respect to the
              flooding of the property or flood damage to land, structures and contents thereof.
              (AB #3142)

SITE-SPECIFIC EXEMPTIONS

15.    Notwithstanding the above, Council may grant a site specific exemption with respect to
       the Setback Requirements or Elevation Requirements elsewhere in this bylaw where:

       (1)    the exemption is consistent with the Ministry of Water, Land and Air Protection,
              Province of British Columbia, Flood Hazard Area Land Use Management
              Guidelines, dated May 2004; or

       (2)    a Professional Engineer or geoscientist with experience in geotechnical
              engineering, geohazard assessment and river hydrology has submitted an
              application for “Site-Specific Exemption” in accordance with Provincial
              Guidelines and City of Chilliwack “Guidelines for Application for Site-Specific
              Exemption”, attached hereto as Schedule “C”; (AB #3142 and AB #3371)

       (3)    a Professional Engineer or geoscientist with experience in geotechnical
              engineering, geohazard assessment and river hydrology certifies that the property
              can be safely used for the intended use and that protection from a 1 in 200 year
              flood can be achieved through an engineered design without reliance on standard
              dikes; and, (AB #3142 and AB #3371)

       (4)    the owner shall enter into a restrictive covenant under Section 219 of the Land
              Title Act, absolving the City of Chilliwack of any liability with respect to the
              flooding of the property or flood damage to land, structures and contents thereof.


“Floodplain Regulation Bylaw 2004, No. 3080” adopted on the 1st day of November, 2004.

Amendment Bylaw No. 3142 adopted on the 25th day of April, 2005.
Amendment Bylaw No. 3371 adopted on the 5th day of March, 2007.


                                                                   “Clint Hames”
                                                                                            Mayor


                                                                “Robert L. Carnegie”
                                                                                              Clerk




                                                                          CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Schedule “A”



                                                   SCHEDULE “A




                                                                 CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Schedule “B”



                                      SCHEDULE “B”


                            FLOOD RESISTANT MATERIALS


             (1)    Asphalt
             (2)    Brick
             (3)    Clay Tile
             (4)    Concrete
             (5)    Epoxy
             (6)    Glass
             (7)    Exterior Grade Plywood (AB #3142)
             (8)    Mastic Flooring
             (9)    Metal
             (10)   Polyurethane
             (11)   Pressure Treated Wood (for external applications only)
             (12)   Rubber
             (13)   Silicone
             (14)   Stone
             (15)   Styrofoam Insulation




                                                                     CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Schedule “C”

                                         Schedule “C”

              Guidelines for Application for Site-Specific Exemption


1.    Quality Assurance Statement

      I hereby certify:

      I am a professional engineer or professional geoscientist, with experience in geotechnical
      engineering, geohazard assessment and river hydrology;
      I am licensed in the Province of British Columbia; and,
      I am qualified to carry out the following flood hazard assessment and that I have
      performed an evaluation of the area of the proposed development in accordance with the
      “Flood Hazard Area Land use Management Guidelines of the Province of British
      Columbia.

      Name:                                    Signature


2.    General Requirements

      (1)     Legal Description of the property.

      (2)     General Location map of the property.

      (3)     Detailed map of the property showing property boundaries, safe areas for
              development, watercourses, topography and physical features.

      (4)     Statement of conformance to the Floodplain Regulation Bylaw, in force from time
              to time, and Provincial Guidelines.

      (5)     Review of all relevant restrictive covenants registered on title (copies of
              covenants, if relevant, should be attached to the report.)

      (6)     Review of all relevant previous reports and flood hazard maps affecting the site
              and surrounding area.

      (7)     Review of current and historical air photos.

      (8)     Description of site visits and observations.

      (9)     Review of historical flood information including stream flow data, climate data
              and local observations.




                                                                          CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Page 2

2.    General Requirements (continued)
      (10)   Assessment of the nature extent, magnitude, frequency and potential effect of all
             flood or debris flow hazards that may affect the property.

      (11)   Description of the scientific methodology(s) and assumptions used to undertake
             the assessment in sufficient detail to facilitate a professional review.

      (12)   The location of all proposed building sites and specified setback distances from
             the natural boundary of watercourses. (Maps must be delineated with sufficient
             accuracy and detail to allow the preparation of a legal reference plan for
             attachment to a restrictive covenant).

      (13)   Recommendations to ensure safe use of a site. (These should be clearly stated
             with sufficient detail and clarity to facilitate inclusion in a Land Title Act, Section
             219 Covenant).

      (14)   Description of proposed mitigation works and/or actions designed to mitigate the
             hazard with confirmation that the Guidelines, and specifically Section 5.7 have
             been considered.

      (15)   Where mitigation works and or actions area proposed, an assessment of the
             effects that the proposed works and or actions may have on other properties
             including public infrastructure.

      (16)   Where mitigative works and or actions designed to reduce hazards are
             contemplated, prior to completion the report and expending time and money on
             the detailed design, the proponent should confirm that the works and or actions
             proposed will be accepted by local government and that they would meet
             regulatory Provincial requirements and will be approved by the Inspector of
             Dikes.

SPECIAL CASES

3.    Watercourses

      (1)    Where floodplain maps are used to recommend FCLs, document which map was
             used.

      (2)    Where an existing FCL shown on a floodplain map is deemed inappropriate, or
             where a new FCL is recommended, provide details of the calculation and
             confirmation that the Guidelines were considered in the process.

      (3)    For property adjacent to or within a meandering and/or braided river floodplain,
             use air photos, maps and other information to describe and assess relevant
             ongoing river processes that may pose a hazard to the property.

      (4)    When recommending the use of minimum setback and elevation guidelines for
             smaller streams, provide a map of the stream watershed area to determine
             drainage area.



                                                                            CONSOLIDATED TO: March 5, 2007
“Floodplain Regulation Bylaw 2004, No. 3080” – Page 3


4.    Alluvial Fans

      (1)    Provide a suitably scaled topographic map depicting watershed area, fan
             boundaries, existing and abandoned channels, hydraulic structures, existing and
             proposed mitigation works, potential avulsion and overland flow paths for the 1
             in 200 year flood event, features on the fan that would serve to give direction to
             and/or impede overland and/or channel avulsion flow paths and the property
             boundaries.

      (2)    Provide channel cross-sections, stream profiles, and depths of flow and flow
             velocities used in the analysis.

      (3)    Provide an assessment of the sensitivity of the watershed area, with respect to
             hydrology and sediment and debris loading.

      (4)    Provide an assessment of the long-term channel bed load and debris maintenance
             requirements in relation to any recommended flood hazard mitigation measures.

      (5)    Where existing channel capacity and topographic features on the fan are
             identified as features contributing to the safe use of the property, provide an
             assessment of the effects of any future changes to the channel or fan topography.

      (6)    Provide plan, cross-sections and design specification for proposed building
             foundation treatments and to the site-specific measures.

5.    Area Subject to Debris Flows

      (1)    Provide a suitably scaled topographic map and/or air photographic base map
             depicting watershed area, all existing and potential debris flow start, transport
             and run out zones, hydraulic structures, existing and proposed mitigation works,
             features on the debris flow transport path and/or run out area which could serve
             to give direction and/or impede debris flows, existing depositional features,
             cohorts, soil test pit locations, carbon dating and dendrochronology sample sites,
             and property boundaries.

      (2)    Provide a statement of return periods considered in the hazard assessment and
             design of proposed mitigation works.

      (3)    Provide a centerline profile from debris flow start zones to toe of run out zones.

      (4)    Provide plans, cross-sections and design specifications for proposed mitigation
             works, event volume, depth and velocity of flow and impact forces used in the
             design of mitigation works.

      (5)    Provide an assessment of the sensitivity of watershed area with respect to
             hydrology and sediment and debris loading.

      (6)    Where existing channel capacity and topographic features on the fan are
             identified as features contributing to the safe use of the property, provide an
             assessment of the effects of any future changes to the channel or fan topography.
             (AB #3142)

                                                                         CONSOLIDATED TO: March 5, 2007

								
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