Follow up
This is a follow up article to the one written for the last newsletter. When buying a waterfront property, there are important steps to take to ensure you aren’t buying a previous owner’s problems. There are 3 main things to check; an archaeological data search, a review of CSRD ortho photos over time, and an examination of the state of title certificate. This article is focusing on the CSRD Official Community Plan Bylaws for the various electoral areas and the introduction of Development Permits (DP’s). It’s important to note that areas C, E, and F have different DP requirements so referring to the correct documents is essential..
A commonality between all electoral areas is the introduction of the Riparian Area Protection Regulation through DP’s. Essentially any work planned within 30 m of the lake requires a DP application. It is common for waterfront properties to undergo changes within the 30 m zone over time with vegetation removal, creating and expanding deck areas, or erosion protection works.
In one example, a small deck in Area C was rebuilt in 2018 without a development permit. The cost of the deck work was $1600. The property was purchased in 2024 and the administrative cost to address not having a development permit has now exceeded $20,000 including CSRD penalties, fees, a RAPR Assessment, a Condition Impact Assessment, (CIA) and a floodplain exemption report.
When looking at buying a waterfront lot, the first step is to examine the CSRD’s online mapping tool (click here) and use the ortho photos to see if there have been any changes to the property at key points.
- Bylaw 900 was introduced in 2009 and controls the location and number of buoys, size, location and specifications of docks.
- The Official Community Plan for Area C (South Shuswap) was introduced in 2014.
- The Official Community Plan for Area F (North Shuswap) was introduced in 2009.
- The Official community Plan for Area E (Malakwa) was introduced in 2022.
First, locate the property in question in the mapping tool. The ortho photos can be found at the bottom of the “layers” list in the online mapping. Click on the Orthophotos tab and the arrow to the left to see changes to a property in the years 2008, 2013, 2018, 2019, and 2023. Look for changes to the property before and after the key dates listed above.
If as an example the lot is in Area C and changes to the vegetation or new structures in the 30 m zone appear in the imagery after 2014, then a quick review of the title certificate to see if a DP was issued (included in notations on title) is recorded will inform you if the works were authorized. The nature of the DP and what work it authorzed can be obtained from the CSRD.
If not, an after the fact DP application is required at double the cost. If a CIA is required, it can lead to expensive replanting, forced removal of structures, or changes.
Future articles will look at other DP requirements and how a new owner may end up buying the previous owner’s problems.
Click here for Ortho photo instructions