Developing Near Watercourses in Vernon

Water is a valuable resource that is important to all of us. In Vernon, you will find several lakes, creeks and other waterways that are important to the community for their natural beauty as well as the recreational opportunities they provide, such as boating, canoeing and swimming.

All of our waterbodies, from lakes to rivers, creeks, streams and wetlands are connected and depend on our care to remain clean and healthy for future generations. In return, these water resources perform important functions including habitat for fish and wildlife, flood control, storing and cycling nutrients, and providing us with clean and healthy drinking water. Careful management around waterbodies helps to minimize negative impacts on our water resources.

If you are looking for more information about environmental stewardship (for example how to take care of your property, your neighbourhood, or your favourite local park), please visit the Stewardship Centre for British Columbia's website where you will find several stewardship guides, including "Land Development Guidelines for the Protection of  Aquatic Habitat (PDF)" and "Caring for Wildlife Habitat at Home."

If you are considering any kind of alteration to a property, first take a minute to find out if your plans could affect a local waterbody. Although some waterbodies are large and obvious, like Okanagan Lake or the BX Creek, there are several smaller waterways and wetlands that also trigger an environmental review process. For instruction on how to determine if you live near a waterbody and information about the process that follows, please read this webpage in its entirety and review other EDRG reference documents made available by City, as cited below.

What is a Riparian Area?

A riparian area is an area of land surrounding a waterbody. Riparian areas link land ecosystems to water ecosystems, and influence the waterbodies they surround.  If your property is located within 30 metres (90ft) of a waterbody, it is located within a riparian area.

The City of Vernon and Riparian Areaa in Vernon

Anyone in Vernon considering any modification, renovation, construction, or other permitted property development within 30 metres of any waterbody will need to include the following in their application package: a Riparian Area Regulation (RAR) assessment and a request for a riparian setback variance. (For a more detailed list of property modifications reviewed in the EDRG process, please refer to the descriptions to the left.)

Applications for riparian setback variances are to be included as part of any permit application package, unless a RAR variance has been approved for a given project as part of an earlier permitting process, in which case it does not need to be repeated unless there has been a change to the project. 

This requirement applies to all residential, commercial and industrial developments. We will refer to the process described here as the Environmental Development Review Group (EDRG) process, as the EDRG reviews all applications relating to riparian areas in Vernon.

Click here for a map showing properties in riparian areas around Vernon's waterbodies (1.82MB PDF). This map is provided as a reference only. If your property is not highlighted here, it still may contain an important riparian area. It is your responsibility to determine this before an application for modification or development is considered by the City of Vernon.

Note: Activities that do not require City Permits (for example small retaining walls, small sheds, and backyard landscaping) must still meet the federal Fisheries Act requirements of not damaging streamside vegetation, so they should be kept outside of riparian areas.

The Riparian Areas Regulation (RAR) and You

The Riparian Areas Regulation (RAR) is a tool created by the BC Ministry of Environment.  It is used throughout BC to evaluate all land development in riparian areas.  This regulation involves a consistent process whereby the BC Ministry of Environment (MOE), Fisheries and Oceans Canada (DFO) and municipalities such as the City of Vernon can work together to consider projects.  Decisions and recommendations about developments and land use changes are made by these groups based on their respective policies.

The RAR involves a Riparian Assessment Area of 30 metres.  It also outlines the requirements and methods for determining specific regulatory setbacks within these Assessment Areas, called Streamside Protection and Enhancement Area (SPEA) setbacks.  SPEA setbacks are something that must be determined by qualified professionals, as outlined below.  These setbacks help determine where modifications to both private and public property can and cannot occur and guide how land close to a waterbody is managed.

Streamside Protection and Enhancement Areas (SPEAs) and You

All properties containing a riparian area, (i.e. those located within 30 metres of a waterbody) must have a Simple RAR Assessment performed to determine the SPEA setback.  This assessment must be done by a Qualified Environmental Professional (QEP).  After that, any application submitted to the City should indicate the property's SPEA setback.  If a property owner is considering development or construction activities that are proposed for within the identified SPEA setback, a Detailed RAR Assessment must be performed by a QEP.

To summarize, the entire 30 metre Riparian Assessment Area will need to be given consideration in any project and property located in the SPEA setback has increased protection requirements.  The illustration above may be useful in understanding SPEAs and Riparian Assessment Areas as it illustrates the layout of these setbacks and assessment areas.

What Does the EDRG Do?

In Vernon, the Environmental Development Review Group (EDRG) reviews all applications involving land owners interested in developing within a property's SPEA setback.  The EDRG meets every month to review applications requesting variances to SPEA setbacks and to consider other sensitive ecosystem area protection matters.

Review of an application by the EDRG is part of the overall City of Vernon application review and referral process.  Review by the EDRG occurs as an early step in the City review and referral process, before applications proceed through the regular City of Vernon Development Review process for the following applications:

• Building Permits
• Development Permits
• Development Variance Permits
• Rezoning Applications

How to Learn More and What to do Next

Please visit the BC Ministry of Environment Website for more information about the Riparian Areas Regulation and what you need to do before proposing development or alteration near watercourses on your property.  This website guides you through the provincial requirements and explains in more detail why this process is so important.

The Ministry of Environment also offers a pamphlets to assist property owners and developers who are planning development activities in riparian areas. Download the Do You Own Lakeshore Property? pamphlet - 22MB. Download the MOE Riparian Areas Pamphlet - 2.61MB PDF

For more information about this process, please download the following brochure:

• Developing Near Water - EDRG Brochure - 280Kb PDF

If you are planning to submit an application for a project within a Riparian Area and you have reviewed the information available on this webpage as well as the Ministry of Environment website and City of Vernon EDRG Brochure listed above, please contact the City to have your application reviewed before a submission is made.

Please Note: The Environmental Development Review Group Guidelines Package, referenced in the brochure, is currently being developed by City of Vernon Staff.

RAR Application Documents

• Variances to the BC Riparian Areas Regulation (and Criteria for Undue Hardship) - 35Kb PDF
• Checklist for Riparian Areas Regulation Undue Hardship Applications - 80Kb PDF
• A Qualified Environmental Professional will be responsible for completing the appropriate Riparian Areas Regulation Assessment. All of the necessary forms and guidelines are available online on the BC Ministry of Environment webpage.

This webpage is a guide only. It does not provide detailed information on requirements of the Federal Fisheries Act, the Riparian Areas Regulation, or City of Vernon bylaws.

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