Waterfront Lot Development Checklist for Area C and G South Shuswap.
SWOA periodically receives enquiries from members who want to purchase a waterfront lot and/or renovate/rebuild/expand buildings on their waterfront property but don’t know where to start the planning and permitting process. One of our Board members, an engineer who lives on waterfront property and works with clients around the lakes, has kindly shared his checklist for all the steps you will need to take to obtain development and building permits for your project. In many of the recommended steps below, you will likely need the assistance of various professionals to assist you in preparing/obtaining the necessary advice to assist you through the process. We have not included contact information for the various professionals but will provide them by request to info@swoa.ca.
Note that highlighted items only apply where there is existing zoning for your property.
- Get Lot surveyed. Pick up all buildings (including floor elevations) and wells including the immediate neighbour’s wells. Pick up existing septic system if there is one. Show 0.5 m contours, PNB, ONB, 348.3 (plus 15 m setback and 30 m setback), 348.7 (15m, and 30 m setbacks). Also pick up any other features like retaining walls (location, top and bottom elevations), hard surfaced patios, or unattached deck structures. Leave an elevation benchmark on the property for builder’s future use. The surveyor needs to see the above specifications prior to starting work.
- Select building designer
- The following steps describe the permitting process to build on this lot. Many builders will handle all aspects of permitting for you or you can do it yourself.
- Check zoning bylaws, specifically:
a) Floodplain requirements i/c 25% Expansion limits before triggering full flood setback and elevations
b) Lot coverage 40%
c) Accessory building restrictions
d) Cottages allowed in some zones
e) Setbacks – note that the Building Department are now mandating a minimum of 2.4 m for a side yard setback for exposed windows and a non-fire rated wall. This also applies to non-zoned areas. - Review covenants and easements registered on title. There may be covenants controlling archaeology, where you can build, mandatory septic location etc.
- Decide on what you want to build and show on drawing. Need total floor-plan area and bedroom count.
- Septic System design - Bring in a professional engineer or hydrologist for septic design. This may cause iterations in building siting. Local ROWP’s can install systems within 100 m of the lake without professional design but require a P.Eng. Hydrologist for the Lake 100 m Development Permit. By hiring the professionals directly, you can then go to competitive pricing for the install. Costs can be significant ranging from $45,000 for a Type 2 system to $100,000 for a Type 3.
- If there are any slopes > 30% anywhere on the property, bring in a professional to do a slope assessment.
- If you are using “existing non-conforming” status to vary flood elevation or setback, bring in to do a floodplain report. This will result in a Floodplain Exemption application that if successful, will require a “save harmless” covenant being registered on title.
- The Area C OCP (Official Community Plan) does not define debris flow and flooding areas in the DP requirements. NOTE – The CSRD Building Department has arbitrarily imposed this condition outside defined areas in the OCP. Essentially if you are anywhere in proximity to a stream or on an alluvial fan, you will be required to do this step and will need specialist advice.
- Produce development plan showing septic and final house location.
- Complete building drawings and submit for building permit and demolition permit if required. Do not demolish old cabins until you have both permits. While the drawings are being completed, carry on from step 13.
- A new requirement under the CSRD is to complete a Site Disclosure Statement as part of the building permit process. This is required if there have been any Schedule 2 activities. (Click here)
- Bring in Qualified Environmental Professional (QEP) to do a Riparian Assessment. The legislation changed in 2019 and is now the Riparian Area Protection Regulation (RAPR). There are some significant changes.
a) MOE review all riparian area assessments and development can’t proceed without their blessing
b) The Streamside Protection and Enhancement Area (SPEA) setback is absolute – no variance
c) Can only renovate a building in the SPEA if there are no structural changes
d) If more than 75% of the value above the foundation is damaged (intentionally or accidently) then you can’t rebuild
e) A new “hardship provision” exists that will allow rebuilding if more than 75% of your house is destroyed. This will drive location and allowable house size.
It should be noted that there is no consistency in how RAPR is being interpreted or applied by the province. This unpredictability is causing excessive delays in advancing approvals. The other consideration is “has there been any unauthorized changes to the property in the 30 m assessment zone since the OCP was adopted in 2012.” The CSRD have high quality ortho images of the entire foreshore taken in 2008, 2013, 2018, and 2019. When any application is made, they review these photos and address unauthorized changes.
The QEP has to complete a Condition and Impact report that details any changes and recommends corrective action. - Retaining walls can no longer be built as the province is no longer authorizing them. This change occurred in 2024. While property owners have a legal right to protect their properties from erosion, this is now ignored.
- Complete PPIA and Firesmart form from Bylaw 644 and submit to CSRD.
- There is a high probability that you will have archaeological materials on your lot. There is no requirement to do any archaeological work unless you are in direct conflict with a recorded site. The CSRD will look at the Remote Access to Archaeological Data (RAAD) registry as part of the initial application review and advise accordingly. If there is a conflict with an area of “high potential,” you will need to do a “data request” (click here for BC Archaeological Information Request Form) to the provincial archaeology branch for the specific lot to advance CSRD applications. You will be advised that you can proceed under the “chance find” protocol. If there is a direct conflict with a “recorded site” you then do a “data request” to determine the impact of the site on the lot. If you are purchasing a lot, it is recommended that you go into the CSRD office prior to the purchase and asking if the lot has a recorded site.
- Docks and buoys are controlled under Bylaw 900.
a) One buoy for < 100’ of frontage, two buoys if > 100’. Transport Canada has specifications that must be met.
b) Maximum dock size without variance is 10’ x 36’ or 8’ x 45’ (33.45 m2) not including ramp
c) Ramp can be any length up to a maximum of 40 m but no wider than 1.5 m.
d) Dock needs to be 5 m from property line
e) Every waterfront owner has general permission for a dock from the province but the CSRD rules are more stringent.
f) A Section 11 permit and a DP is required for a new dock or buoy
g) TC has specific requirements for the size and appearance of mooring buoys and are tagging buoys for removal that don’t comply. - Complete and submit DP application for applicable requirements:
-Riparian -Steep Sloops -Lake 100m -Foreshore and water