Maple Ridge adopts first comprehensive floodplain bylaw, requiring higher building standards in flood-risk areas

Maple Ridge is introducing new rules for building in flood-prone areas, with council unanimously adopting the city’s first comprehensive Floodplain Management Bylaw.

Council gave final approval to the bylaw on July 28, which aims to improve public safety while preparing for more frequent flooding and future provincial regulations, creating what staff described as a modern, legally defensible framework for managing flood hazards across the community.

Staff said Maple Ridge faces flood risks from multiple sources, including the Fraser River, the Alouette River, steep watercourses and areas with high groundwater.

“These actions are about protecting people, property and the natural systems that make Maple Ridge unique,” said Mayor Dan Ruimy. 

“Flood risk hazard management” was identified as a priority earlier this year through the city’s Hazards Framework, with the new bylaw forming the first phase of a longer-term flood management strategy.

The approach, staff explained, is based on three guiding principles: improving public safety, avoiding unnecessary restrictions on developable land where possible, and balancing regulations with the realities of development.

New construction standards

The bylaw establishes flood construction levels and setbacks along the Fraser and Alouette river systems, designates floodplain and groundwater hazard areas, regulates drainage and fill placement, and creates exemptions where qualified professionals can demonstrate a site can safely support its intended use.

Flood construction levels establish the minimum elevation for the underside of habitable floors, helping protect living spaces and property from flood damage. The bylaw also introduces rules intended to prevent fill and drainage changes from increasing runoff or erosion on neighbouring properties.

It applies citywide and designates floodplain areas while establishing requirements for new development in those locations.

The city will also prepare technical guidance documents before the bylaw takes effect, including terms of reference for professional flood hazard assessments and a foundation waterproofing bulletin for areas susceptible to groundwater flooding.

Flood requirements will vary by location

Staff said that different zones of the city will require different flood construction levels, meaning minimum building elevations will vary depending on where a property is located.

However, they emphasized the regulations are intended to be flexible. For example, staff said industrial properties in Lower Albion would not realistically be required to elevate entire buildings 2.5 metres above grade. Instead, exemptions allow critical electrical equipment and other essential infrastructure to be elevated while keeping industrial operations practical.

Residential projects will also have flexibility. Staff noted that garages can be exempt from flood construction level requirements, allowing living space to be built above them rather than requiring the entire structure to be elevated.

Dikes don’t meet provincial standards

Coun. Sunny Schiller questioned language in the bylaw package stating that none of Maple Ridge’s dikes currently meet provincial standards.

Staff said the province’s design standards are based on what are known as “standard dikes,” designed to withstand major flood events, including the Fraser River’s benchmark 1894 flood.

After consulting the provincial Inspector of Dikes while preparing the bylaw, staff confirmed none of the city’s dikes currently qualify as standard dikes.

“We wanted to be very clear and upfront,” staff said, explaining there remains a possibility that existing dikes could be overtopped during a design flood event.

Schiller said it was important that builders understand that reality when designing new developments.

“I think it’s important that we are very clear that those dikes don’t meet the standards,” she said, adding that the information helps ensure the issue is incorporated into site-specific designs.

Because no dike in Maple Ridge meets provincial standards administered under the Dike Maintenance Act, areas behind existing dikes will continue to be regulated as though they are unprotected until upgraded infrastructure is certified to provincial standards.

Soil regulations also updated

Council also approved amendments to the city’s Soil Deposit Regulation Bylaw to align it with the new floodplain rules.

The changes require fill placement within floodplains to comply with the new floodplain bylaw, add new requirements for professional floodplain assessments and groundwater management plans, and prevent permits from being issued unless applicants demonstrate compliance with the floodplain regulations.

According to the staff report, the overall framework is intended to provide greater clarity and consistency for development while improving public safety, supporting climate change adaptation and increasing the city’s long-term resilience to flooding.