Soil Deposit and Removal Bylaw No. 3000, 2024 - Consolidated Version
Pitt Meadows, British Columbia
· adopted 2025-10-07
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DM 200535v1
CITY OF PITT MEADOWS
SOIL DEPOSIT AND REMOVAL BYLAW
BYLAW NO. 3000, 2024 AND AMENDMENTS THERETO
CONSOLIDATED FOR CONVENIENCE ONLY
This is a consolidation of the bylaws listed below. The amending bylaws have been
consolidated with the original bylaws for convenience only.
Certified copies of the original bylaws should be consulted for all interpretations and
applications of the bylaws on this subject.
Bylaw No.
Date of Adoption
Amended Section(s)
3000, 2024
October 7, 2025
Original
3037, 2025
November 18, 2025
Index and Section 2
The bylaw numbers in bold at the end of the clause refer to the bylaws that amended the
principal bylaw.
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A Bylaw to regulate the removal or placement of soil or other material
on land within the City of Pitt Meadows
WHEREAS the Community Charter authorizes Council to regulate, prohibit, and impose
requirements for the deposit and removal of soil and other material and also authorizes
Council to make provisions regarding fees and permits, as well as different provisions
for different areas, times, conditions, or circumstances for the deposit and removal of
soil;
NOW THEREFORE the Council of the City of Pitt Meadows enacts as follows:
Index (Bylaw No. 3037, 2025)
Definitions ....................................................................................................... 2
General Purpose ............................................................................................. 5
Restrictions ..................................................................................................... 5
Performance Standards ................................................................................... 6
Permit Exemptions .......................................................................................... 6
Agricultural Land Reserve Requirements ........................................................ 8
Council And Committee Resolutions .............................................................. 8
Permit Application .......................................................................................... 8
Fees ............................................................................................................. 10
Security Deposit ............................................................................................ 11
Insurance And Indemnity .............................................................................. 12
Permit Conditions ......................................................................................... 13
Permit Renewal And Amendments ............................................................... 14
Permit Completion Requirements ................................................................. 14
Administration And Enforcement ................................................................. 15
Penalties ....................................................................................................... 16
Schedule A: Fees And Performance Security ............................................... 18
Schedule B: Performance Standards ............................................................ 19
Schedule C: Assurance Of Professional Design And
Commitment For Field Review ................................................. 22
Schedule D: Qualified Professional Sign-Off And Letter Of Commitment -
Drainage, Erosion And Sediment Control Plan (Descp)
And Site Implementation ........................................................ 24
Schedule E: Special Fill Type Area ............................................................... 26
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Citation (Bylaw No. 3037, 2025)
This Bylaw may be cited as the "Soil Deposit and Removal Bylaw".
Repeal
Soil Removal and Fill Deposit Regulation Bylaw No. 2593, 2013 and its
amendments are repealed.
Severability & References
If any portion of the bylaw is declared invalid by a court of competent jurisdiction,
then the invalid portion will be severed and the remainder of the bylaw is deemed
valid.
A reference to any statue, regulation, bylaw or other enactment refers to that
enactment as it may be amended or replaced from time to time.
Definitions
In this bylaw:
a) ALC means the Agricultural Land Commission established by the ALC Act.
b) ALC Act means the Agricultural Land Commission (ALC) Act S.B.C. 2002.
c) ALR refers to the Agricultural Land Reserve and means the area within the
City designated as protected agricultural land under the ALC Act.
d) ALR Regulation means either or both of the following:
(1) the Agricultural Land Reserve General Regulation, B.C. Reg. 57/2020;
and/or
(2) the Agricultural Land Reserve Use Regulation, B.C. Reg. 30/2019.
e) Applicable Laws means all enactments, regulations, bylaws, standards,
ordinances, codes, rules, orders, judgments, directions, directives, and
policies enacted, adopted, issued or published by the City or a Governmental
Authority which are applicable in the City.
f)
Applicant means an Owner or authorized agent thereof making application
for a Permit.
g) Environmental Laws means all Applicable Laws relating to fisheries, public
health and safety, occupational health and safety, the protection or
preservation of the environment, or the manufacture, operation, processing,
distribution, use, treatment, storage, disposal, release, transport, handling, or
remediation of contaminants as per the Environmental Management Act,
S.B.C. 2003 c. 53, the Canadian Environmental Protection Act, 1999 S.C.
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1999, c. 33, and the Fisheries Act, R.S.C. 1985, c. F-14, and any other similar
Applicable Laws.
h) City means the City of Pitt Meadows.
i)
Code of Practice for Agricultural Environmental Management means the
Code of Practice for Agricultural Environmental Management, B.C. Reg.
8/2019.
j)
Deposit means the act of temporarily or permanently placing Soil or Other
Material on any lands within the City other than that where it originated,
including a stockpile or other storage facility.
k) Director means the Director of Engineering and Operations for the City or
their designate.
l)
Dredged Sand means sand material that is removed by either a suction
dredge or hydraulic dredge from a river transported and deposited onto land
by way of a pipe system.
m) Floodplain means land contained within the boundary of an elevation contour
line and lying below the elevation of the said elevation contour lines as shown
in Map 9 of Schedule 3 to the Official Community Plan Bylaw No. 2864, 2020.
n) Governmental Authority means the federal government, the provincial
government, the City and any entity which by law is excluded from being
subject to municipal bylaws.
o) Highway includes:
(1) highways as defined in the Motor Vehicle Act, R.S.B.C. 1996, c. 318;
and
(2) every street, roadway, boulevard, lane, alley, sidewalk, walkway,
pathway, bridge, viaduct, tunnel, bicycle path, and any other way
normally open to the use of the public.
but does not include a private road on private land within the City.
p) Other Material includes but is not limited to:
(1) construction, building or demolition wastes such as but not limited to
masonry rubble, concrete rubble, asphalt, plaster, lumber, metal,
shingles, glass, gyproc or any other material derived from building
demolition and construction;
(2) wood waste as defined herein;
(3) fertilizers, manure, composts, mulches, soil conditioners;
(4) waste material derived from commercial, industrial and manufacturing
activities;
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(5) invasive or noxious species in any form, or combined with: topsoil,
gravel, sand, rock, silt, clay, peat, sediment and other natural
substances; and
(6) any materials listed in the Solid Waste Collection and Disposal Bylaw
No. 2568, 2012;
but does not include Soil.
q) Performance Standards means the standards prescribed in Schedule B.
r)
Permit means the written authority granted by the Director for the Deposit of
Soil or Other Material or the Removal of Soil on lands within the City, upon
the terms, conditions, plans and specifications applicable to the application
for such deposit or removal.
s)
Permittee means the holder of a Permit.
t)
Person Responsible means a person, Applicant, Permittee, contractor,
occupant, leaseholder, or Owner of lands within the City who causes,
transports, allows, permits, supervises or directs the Deposit of Soil or Other
Material and/or Removal of Soil from or upon lands within the City or
Highway.
u) Preloading means the Deposit of Soil or Other Material on lands within the
City to increase the substrate's bearing capacity.
v) Professional Engineer means a professional engineer registered and in good
standing with the Association of Professional Engineers and Geoscientists of
British Columbia and maintaining professional liability and errors and
omissions insurance in the amount of not less than $5,000,000 per occurrence
during the term of their engagement.
w) Qualified Professional means a person who is registered by a professional
association that is regulated by statute; who is in good standing with the
professional association; who is qualified in that particular area with respect
to which services are being provided; and who maintains professional errors
and omissions liability insurance.
x) Removal or Remove means to take, excavate or extract Soil from lands within
the City.
y) Soil means clay, peat, silt, sand, gravel, cobbles, boulders, Topsoil or other
substance of which land is naturally composed, down to and including
bedrock, but does not include Other Material.
z)
Topsoil means the upper portion of soil, usually dark colored and rich in
organic material, measured from the surface to a depth of 0.30 m.
aa) Wood Waste includes:
(1) wood residue, as defined within the Code of Practice for Agricultural
Environmental Management;
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(2) sawdust, hog fuel, bark, and bark mulch;
(3) woods chips, slabs, shavings, mill ends, trimmings, edgings; and
(4) other wood waste which is the result of any manufacturing process
involved in the production of lumber or other wood products.
General Purpose
This Bylaw has been enacted for the purpose of regulating the Deposit and
Removal of Soil within the City. The purpose of this Bylaw does not extend:
a) to the protection of owners, occupiers or persons involved in the Soil Deposit
or Removal from economic loss;
b) to the assumption by the City or any officer or employee of the City, of any
responsibility for ensuring compliance by a person responsible for the Soil
Deposit or Removal activity on any lands within the City, or any other
enactments applicable to the Soil Deposit or Removal or the development of
lands within the City;
c) to providing any person with a warranty that any Soil Deposit or Removal will
not violate this Bylaw, any other enactment, or create any nuisance of any
type; and
d) to relieve any person of the responsibility of bringing any Soil Deposit or
Removal activity into compliance with this Bylaw, if the activity was conducted
in contravention of any provision of this Bylaw, or contrary to the Permit issued
under this Bylaw.
Nothing in this Bylaw precludes or relieves a person from complying with the
requirements of any other applicable local, provincial, or federal enactment or
regulation respecting the Deposit of Soil or Other Material or the Removal of Soil,
and will be solely responsible to comply with those requirements.
Restrictions
No person will Deposit Soil on, or Remove Soil from, lands within the City unless:
a) that person has been authorized to undertake the Deposit or Removal, as
applicable, by a Permit;
b) that person does not require a Permit to undertake the Deposit or Removal
pursuant to section 9 of this Bylaw; or
c) with regards to lands in the ALR , the person is compliant with the ALC Act
and ALR Regulations, regardless of whether a City Permit is required.
Deposit of Other Material
a) No person will Deposit Other Material on lands within the City unless:
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(i)
that person has been authorized to undertake the Deposit, as
applicable, by a Permit; or
(ii) that person does not require a Permit to undertake the Deposit
pursuant to section 9 of this Bylaw.
b) The Director will only issue a Permit authorizing the Deposit of the following
Other Materials:
(i)
concrete rubble which is used to construct roadways and has a
maximum diameter of 150mm;
(ii) asphalt rubble which is used to construct roadways and has a maximum
diameter of 25mm; or
(iii) any Other Material as determined by the Director.
c) With regards to lands within the City in the ALR, the Director will only issue a
Permit authorizing the Deposit of Other Material as permitted under the ALC
Act or the ALR Regulations.
No person will Deposit Soil or Other Material or Remove Soil from lands within
the City unless such Deposit or Removal is in accordance with an authorization,
order or exemption under Environmental Laws.
No Soil other than dredged sand will be allowed to be deposited within the limits
of the Special Fill Type Area as shown on Schedule E.
Performance Standards
Any Deposit of Soil or Other Material, or Removal of Soil, including a Deposit or
Removal that is exempt from the requirement for a Permit, must be carried out in
accordance with the Performance Standards.
Permit Exemptions
Subject to section 9.2, and provided the Deposit or Removal of soil is carried out
in compliance with the relevant provisions in this Bylaw, all other City Bylaws and,
where applicable, the provisions of the ALC Act, a permit is not required for the
following purposes:
a) when the Deposit or Removal is undertaken by a Governmental Authority;
b) when a Deposit or Removal is carried out in the course of construction,
maintenance or operation of municipal works and services undertaken by or
on behalf of the City;
c) when the Deposit or Removal is in relation to the sale of Soil pursuant to a
valid and subsisting business license and is in accordance with Applicable
Laws;
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d) when the Deposit or Removal of Soil is required for the construction or
maintenance of a private sanitary system or septic field for which an approval
has been granted by the appropriate Governmental Authority;
e) for the Deposit of Wood Waste in accordance with the provisions of the Code
of Practice for Agricultural Environmental Management;
f)
subject to section 9.3, for the Deposit of fertilizer, manure, compost, soil
conditioners or soil amendments, in accordance with Applicable Laws;
g) for the Deposit of sand for berry production, if done so in accordance with
ALR Regulations;
h) for the Deposit of Soil for the constructing of berms or dikes for producing
cranberries, if done so in accordance with ALR Regulations;
i)
subject to section 9.3, when the Deposit or Removal is required to maintain
or repair an access road, driveway, paved parking area, berm, or dike on
private land within the City in accordance with Applicable Laws;
j)
when the Deposit or Removal involves the movement of Soil existing within
the boundaries of a single parcel;
k) subject to section 9.3, where the total quantity of Soil Deposited and
Removed on any parcel is less than 1 m3 per year per 100 m2 of area of that
parcel, and does not exceed 0.25 m in height at any point;
l)
subject to sections 9.2 and 9.3, when such Deposit or Removal is in
compliance with a building project on lands within the City where:
(i)
the Deposit or Removal is necessary, in the opinion of the Director, for
the project;
(ii) the project has been approved by the City;
(iii) if applicable, engineering drawings and a servicing agreement for the
project have been approved by the City; or a building permit has been
issued by the City;
(iv) sufficient security has been provided to the City in the amount and
form acceptable to the Director;
(v) a non-refundable volume fee calculated in accordance with Schedule A
of this Bylaw has been provided to the City at the time the building
permit is issued by the City; and
(vi) all other terms and conditions required by the Director have been or
will be, in the opinion of the Director, fulfilled by or on behalf of the
Owner of the parcel; or
m) when the Removal of Soil has been permitted pursuant to the Mines Act
R.S.B.C. 1996, c. 293, and the Permit fees calculated in accordance with
Schedule A are paid to the City monthly.
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Despite section 9.1, Permit Exemptions do not apply when:
a) the Soil Deposit or Removal is necessary in relation to the construction of a
building or works authorized under a valid building permit within the
Floodplain; or
b) For lands within the ALR, when the Soil Deposit or Removal is not a permitted
use or considered an Exempted Activity as defined by the ALR Regulations.
The person undertaking the Soil Deposit or Removal based on an exemption
under section 9 must provide to the Director, on request, sufficient
documentation to demonstrate that the activities meet the conditions for the
exemption.
Agricultural Land Reserve Requirements
A Permit will not be issued for a Deposit or Removal that requires the approval of
the ALC until the ALC has granted such approval.
A Deposit or Removal referred to in section 10.1 must be carried out in
accordance with any restrictions, limits or conditions specified for the Deposit or
Removal by the ALC.
Council and Committee Resolutions
A supporting Council resolution will be required prior to issuance of a Permit for:
a) Deposit or Removal within the ALR when required as per the ALC Act and
ALR Regulations;
b) a Deposit or Removal with a proposed final grade elevation above or below
the prescribed height requirements in the Floodplain Designation and
Construction Control Bylaw No. 2384, 2008; and
c) an Application requesting a specific exemption contrary to any regulations in
this Bylaw.
Applications for Deposit or Removal of Soil greater than 5000m3 will be presented
to Council for information.
If an application within the ALR requires a supporting Council resolution, then that
application will first be presented to the City's Agricultural Advisory Committee.
Permit Application
Unless exempted by the Director, an application for a Permit must:
a) be made by the Applicant in the form prescribed by the Director;
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b) be accompanied by sufficient information, as required by the Director, to
adequately review and assess the proposed Deposit or Removal, including
information with respect to land ownership, land use, purpose for Deposit or
Removal, site conditions, Soil or Other Material characteristics, metric
volume, and proposed Deposit or Removal methodology;
c) include a topographic survey of the subject parcel, prepared by a registered
land surveyor depicting all pertinent topographic features including legal
boundaries, covenant areas, natural grade in 1m intervals, all streams
including stream boundaries, high water-mark, top of bank, buildings,
structures, building envelopes, utilities, wells, onsite sewage disposal
systems, and access routes;
d) include cross-sections of the Soil Deposit or Removal area depicting existing
and finished grades, including an east-west transect, north-south transect,
and any additional profiles deemed necessary;
e) include a Deposit and Removal plan, including an outline of the proposed
stripping, storing, and redistributing of Topsoil during and upon completion
of the proposed Deposit or Removal works on the subject parcel; and
f)
include the reclamation measures proposed to stabilize, landscape, and
restore the parcel upon completion of the Soil Deposit or Removal.
After a preliminary review of any application for a Permit made pursuant to this
Bylaw, the Director may require an Applicant to provide some or all of the
following information, if the activities are not routine in nature and more complex,
and in a form and substance acceptable to the Director:
a) a report and plans signed and sealed by a Qualified Professional
demonstrating that the proposed Deposit or Removal will meet the
Performance Standards. Such report and plans must include, but not
necessarily be limited to, the following:
(i)
all proposed Soil Deposit or Removal activities including, as applicable:
the proposed design of all permanent and temporary slopes, drainage,
and landscaping in its final state upon completion of the Soil Deposit
or Removal operation;
(ii) if applicable, the exact quantity, duration, and monitoring requirements
of Preloading; and
(iii) assurance in the form provided in Schedule C, of design and
commitment for field review of the Soil Removal and Deposit
operations by a Qualified Professional.
Unless otherwise exempted by the Director, per the Subdivision and
Development Servicing Bylaw No. 2589, 2013, the Permit application will
incorporate a Drainage, Erosion and Sediment Control Plan (DESCP) prepared by
a Qualified Professional showing drainage and sediment control works to be
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implemented on the subject parcel; the plan must be accompanied by assurance
in the form provided in Schedule D, of design and commitment for field review of
the Drainage, Erosion and Sediment control operations by a Qualified
Professional who has expertise with respect to the full scope of design and field
review.
If the Director is of the opinion that the proposed Deposit or Removal may have
adverse impacts on agriculture, environment, Highways, traffic, or any other
matters of public interest, the Director may require an Applicant to provide some
or all of the following information for the subject parcel, in a form and substance
acceptable to the Director:
a) a report prepared by a Professional Agrologist;
b) an environmental assessment and independent monitoring plan of the
operation;
c) a traffic and road impact assessment and/or a traffic management plan;
d) copies of any other permits and approvals issued by Governmental
Authorities, and required by Applicable Laws; or
e) any other information, reports, and certifications reasonably required by the
Director to consider an application.
The Director may retain a Qualified Professional to provide an independent report
assessing the proposed Soil Deposit or Removal operations. The cost of the
assessment will be borne by the Applicant.
Applications that require more information, are unable to be processed, and
remain incomplete, will expire 6 months after the original application date. After
that time, a new application will be required.
Fees
An Applicant will submit with their Permit application a non-refundable
application fee, in the amount as set out in Schedule A.
Prior to issuance of a Permit, an Applicant will pay to the City a volumetric soil
permit fee, in the amount as set out in Schedule A.
If it is determined by the Director that Depositing or Removing has occurred
without a valid Permit, as required by this Bylaw, all work must cease immediately
and:
a) a Permit application with a non-refundable application fee of twice the
amount specified in Schedule A must be submitted within 7 days; and
b) the Applicant must submit a volumetric soil permit fee of twice the amount
specified in section 13.2.
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Security Deposit
As security for the due and proper compliance with all of the requirements and
conditions of this Bylaw and the Permit, every Applicant will, before receiving a
Permit or a renewal of a Permit, provide a security deposit in the amount of $5/m3
of Soil or Other Material proposed to be Deposited and/or Soil Removed.
Despite section 14.1, the City will not issue further permits for Depositing Soil or
Other Material on, or Removing Soil from, any lands within the City, to any person
who:
a) has been issued fines in relation to this Bylaw;
b) retroactively seeks a Permit; or
c) had a permit revoked;
unless and until such time as that person, in addition to the security required
pursuant to this Bylaw, submits an additional security of $5/m3, up to a maximum
of an additional $50,000, as determined necessary by the Director.
The City will maintain the security deposit in full force and effect throughout the
Permit period and will not release it until the Soil Deposit or Removal authorized
under the Permit is complete and all conditions of this Bylaw and the Permit are
met.
If the security deposit is not sufficient for the City to rectify any contravention or
non-compliance with the Permit, this Bylaw, or any other City bylaw relevant to
the Removal of Soil or Other Material, or Deposit of Soil that is the subject of the
Permit, the Owner of the parcel will pay any deficiency to the City upon written
notice by the City, within seven (7) days of such notice being made by the City.
Any charge or rate imposed or payable pursuant to this Bylaw that remains unpaid
on December 31st of the year in which such charges have been imposed or
payable will be deemed to be taxes in arrears in respect of the property pursuant
to the Local Government Act.
If a letter of credit will expire prior to the Permittee complying with the provisions
of this Bylaw, or prior to the performance of all of the terms and conditions
expressed in the Permit, the Permittee will deliver to the City, at least thirty (30)
days prior to its expiry, a replacement letter of credit on the same terms, unless
otherwise approved by the Director. If the Permittee fails to do so, the City may
realize the letter of credit and hold the security deposit in lieu thereof.
Where the security deposit is drawn upon for any reason, the Permittee will, within
fifteen (15) days of written notice from the City, replenish the security deposit to
the amount required by section 14.1 of this Bylaw, unless otherwise exempted by
the Director.
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Subject to section 14.8, if the Permittee complies with the provisions of the Bylaw
and performs all of the terms and conditions expressed in the Permit, the City will
have up to six (6) months, after all completion requirements are met, as outlined
in section 20, to return the security deposit upon written request by the Permittee.
If the return of the security deposit provided to the City pursuant to section 14.1
is not requested within two (2) years after the expiration of the Permit, the security
deposit will be irrevocably forfeited to the City.
The City will not be required to release any security until all requirements of
sections 18 and 20 of this Bylaw have been complied with.
Insurance
The Person Responsible for Soil Removal or Deposit is required to carry
comprehensive general liability coverage in the amount of $5,000,000 including
liability for bodily injury or death and property damage for the duration of the
work. The amount of insurance may be reduced or eliminated if, in the opinion of
the Director, the activities involve low volumes and are generally routine in nature.
Indemnity
The Owner agrees to indemnify and hold harmless the City, its agents, employees
and officers from and against any claims, demands, losses, costs (including legal),
damages, actions, suits or proceedings whatsoever by whomsoever brought
against the City, its agents, employees or officers by reason of the City issuing a
Permit to conduct the work in accordance with the plan submitted and described
in the application.
Issuance
The Director may:
a) issue a Permit where the requirements of this Bylaw and all Applicable Laws
have been met; and
b) add conditions to a Permit when required to ensure compliance with this or
any municipal bylaw.
The Director must refuse to issue a Permit if the proposed Deposit of Soil or Other
Material, or Removal of Soil, will conflict with the policies and guidelines
established in the Official Community Plan or the permitted uses allowed on the
parcel under the Zoning Bylaw.
A Permit issued under this Bylaw will expire after twelve (12) months from the date
the Permit is issued, unless renewed in accordance with section 19 of this Bylaw.
Permits are non-transferable.
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Permit Conditions
Without limiting the Director's authority to impose other conditions under section
17.1, the conditions set out in sections 18.2 through section 18.7 will be deemed
to apply to any Permit issued under section 17.
Final parcel elevations are not to exceed the height requirements in the
Floodplain Designation and Construction Control Bylaw No. 2384, 2008, unless:
a) a written report by a Qualified Professional stating the justification is
submitted;
b) Council approves the height increase; and
c) the ALC approves the height increase if within the ALR.
Dirt, mud, and debris resulting from a Removal or Deposit operation which is
tracked onto Highways so as to cause a hazard or a nuisance must be removed
on a daily basis, or as directed by the Director. Should the Permittee fail to do so,
the City may direct others to perform this work and the cost, plus a 30%
administration fee, will be the responsibility of the Permittee. The Permittee must
remit all payments within 14 days of receiving the invoice(s). If the Permittee fails
to remit all payments within the specified time frame, the City may draw on all or
part of the security deposit to cover the cost of the work or suspend the Permit
until all invoices have been paid, or both.
Without limiting the generality of the foregoing, the Permittee will maintain a daily
log of all Soil Deposit and/or Removal activity.
For Soil Deposit or Removal 500m3 or greater, except where the proposed
operation will be completed within one month from the date the Permit is issued,
the Permitee will maintain monthly reports, certified and sealed by a Qualified
Professional, regarding the process of the Soil Removal or Deposit. The monthly
report will include all of the following information:
a) the quantity of Soil Removed and/or Deposited for the previous month and
the total cumulative quantity for the duration of the Permit up to the month
in question; and
b) the actual location of the Soil Removal and/or Deposit.
The Permitee will submit their monthly reports to the City at the request of the
Director.
During the Permit term, the Permitee will clearly and visibly display the Permit at
the main access point to the subject parcel.
During the Permit term, the City will make available, upon request, a copy of the
Permit.
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Every Permit issued will be deemed to incorporate the plans, specifications,
documents and information in the application as approved and attached to the
application, and additional requirements as the Director may deem reasonably
necessary.
Permit Renewal and Amendments
Application for renewal of a Permit will be made in the same manner as for a new
Permit and must be received no later than thirty (30) days before the expiry date
of the existing Permit and must include:
a) the non-refundable Permit renewal fee as set out in Schedule A;
b) updated drawings and specifications for the Soil Removal and/or Deposit
area(s);
c) identification of any material changes to site conditions ; and
d) demonstration of compliance with existing Permit conditions, bylaws and
regulations.
There will be no obligation upon the City to renew any Permit upon expiry of the
Permit.
A Permittee may apply to amend their Permit if they seek to increase the volume
of the Soil Deposit and/or Removal or to expand the area where the Soil Deposit
and/or Removal is contemplated under the existing Permit. The Permit
amendment application must include:
a) a non-refundable Permit amendment fee as set out in Schedule A;
b) any material changes to applicable drawings and specifications submitted as
part of the original Permit issued;
c) an additional security deposit amount for any additional volume of Soil
Deposited and/or Removed, determined in accordance with Schedule A; and
d) any other approval as required from other authorities.
Permit Completion Requirements
Upon expiry of the Permit (including any renewal of the Permit), or completion of
the works which are the subject of the Permit, whichever occurs earlier, the
Permittee, or if no longer authorized by the Owner, the Owner of the lands within
the City, will undertake such works as required by the Director, including but not
limited to:
a) complete all requirements and conditions of the Permit;
b) for Removal or Deposit operations 500m3 or greater, submit a completion
report prepared and sealed by a Qualified Professional to include:
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(i)
the total cumulative quantity of Soil Removed or Deposited; and
(ii) a post-construction topographic survey illustrating surface elevations
and slopes.
Should the necessary completion requirements not be completed within a period
of 60 days following expiration of the Permit, the Director will not be required to
release any security, or issue a new Permit, or renew an existing Permit, until all
requirements of section 18 and 20 of this Bylaw have been complied with.
Administration and Enforcement
The Director, the Bylaw Enforcement Officer, and all City employees under their
direction, are authorized at all reasonable times and in a reasonable manner, to
enter upon and inspect any lands within the City for the purpose of administering
and enforcing this Bylaw and/or a Permit.
If Soil Removal and/or Deposit has occurred contrary to the provisions and
conditions of a Permit, has occurred without a Permit when one is required, or
activities have occurred in such a manner that contravenes the Performance
Standards, the Director or a Bylaw Enforcement Officer may take any, all, or any
combination of the following actions:
a) Issue a notice of violation of the Bylaw or Permit to any or all Persons
Responsible where the Soil Removal and/or Deposit occurred;
b) Place notices on lands within the City where the contravention has occurred,
or a parcel to or from which Soil is being transported, stating that the Soil
Removal and/or Deposit at that location is contrary to this Bylaw or the Permit;
c) Order the Person Responsible to immediately stop the contravention and to
immediately cease and desist from further Soil Removal and/or Deposit until
the contravention is remedied within the timeframe specified by and to the
satisfaction of the Director;
d) Order the Person Responsible to either apply for a Permit or to undertake
remedial or rehabilitative works necessary to return the lands within the City
to its original condition to the satisfaction of, and within the timeframe
specified by, the Director and the ALC, as applicable;
e) Suspend in whole or in part the authority of the Permittee under a Permit;
f)
Revoke the Permit; and/or
g) Enter upon lands within the City where the contravention has occurred and
carry out any works required to remedy the contravention, or repair any
resultant damage at the expense of the Person Responsible, with an
additional administrative cost of 30% of the expense incurred.
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Every person will at all times comply with any lawful order, direction, signal or
command made or given by the Bylaw Enforcement Officer in the performance of
their duties enforcing the provisions of this Bylaw.
Any person having received a notice of order pursuant to section 21.2 of this
Bylaw will, within the timeframe set forth by the Director or Bylaw Enforcement
Officer, comply with the notice or order.
In the event that any person, having received a notice of order, fails to remedy
the violation within the timeframe specified by the City, or continues to violate
any provisions or conditions of the Permit, this Bylaw or both, the Permit will be
revoked and all Permit fees collected will be forfeited. Once the violation has been
corrected, the Permittee, or if the Permittee is no longer authorized by the Owner
of the parcel, the Owner must apply for and obtain a new Permit and all fees set
out in Schedule A will be due and payable as a condition of Permit issuance.
The City may cash and use the security deposit provided pursuant to section 14,
for one or more of the following purposes:
a) to remedy a contravention of this Bylaw, a Permit, or any other City bylaw
relevant to the Deposit or Removal that is the subject of the Permit;
b) to remedy any emergency condition which, in the opinion of the Director, is
associated with, arises from, or is the result of a contravention of this Bylaw,
a Permit, or any other City bylaw relevant to the Deposit or Removal that is
the subject of the Permit, and requires immediate action; and
c) to satisfy any outstanding fee payable under this Bylaw, including but not
limited to, any outstanding volume fee as determined by a final topographical
survey.
No person will make a false statement in relation to an application for a Permit or
monthly compliance report submitted pursuant to this Bylaw. Any Permit issued
or work conducted on the basis of false or misleading information will be subject
to immediate revocation of the Permit by the Director.
Penalties
Any person who:
a) violates any provision of this bylaw or neglects or fails to do anything required
to be done by this bylaw, or
b) causes or permits any other person to violate any provision of this bylaw or
neglects or fails to do anything required to be done by this bylaw with respect
to the parcel of which they are the Owner,
commits an offence under this bylaw and is subject to the imposition of any and
all penalties or remedies available to the City pursuant to this bylaw or to other
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applicable bylaws or legislation.
Any person who:
a) acknowledges that they are the Owner of the parcel, or
b) is apparently the Owner and is in occupation of the parcel at the time of the
offence, in respect of which the violation, neglect or failure has occurred,
is deemed to be a person who falls within the definitions provided in section 22.1.
Any person who commits an offence pursuant to this Bylaw will be liable, upon
conviction, to a minimum fine of two hundred dollars ($200) and not more than
the maximum fine provided by the Offence Act. Where the offence is a continuing
one, each day that the offence is continued will constitute a separate offence.
Schedules
The following schedules are attached to, and form part of, this Bylaw:
a) Schedule A - Fees and Performance Security;
b) Schedule B - Performance Standards;
c) Schedule C - Assurance of Professional Design And Commitment For Field
Review;
d) Schedule D - Qualified Professional Sign-off and Letter of Commitment on
Drainage, Erosion and Sediment Control Plan (DESCP) and Site
Implementation;
e) Schedule E- Special Fill Type Area.
READ a FIRST, SECOND and THIRD time on February 25, 2025.
MINISTERIAL REVIEW confirmed on September 26, 2025.
ADOPTED on October 7, 2025.
Nicole MacDonald
Mayor
Kate Barchard
Corporate Officer
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SCHEDULE A: FEES AND PERFORMANCE SECURITY
Non-Refundable Permit Application Fees
Application Type
Section
Fee
Permit application for the Deposit and/or Removal of up to
5000 m3 of soil
13
$500
Permit application for the Deposit and/or Removal of 5000
m3 or more of soil
13
$700
Permit application for the Deposit and/or Removal of soil in
conjunction with a ALC Application
13
$750
Renewal Application
19.1
$350
Amendment Application
19.3
$200
Soil Fees
Unless otherwise permitted by the Director, fees will be paid prior to a Soil Deposit
and/or Removal Permit being issued.
Soil Permit Fee
Section
Fee
Volumetric Levy- Standard
13.2
$1.00/m3
Volumetric Levy- Enforcement
13.3
$2.00/m3
Quarry Fee
Section
Fee
effective
immediately
Fee
effective
March 1,
2026
Volumetric Levy- In Pitt Deposit
13.2
$0.75/m3
$1.00/m3
Weight Levy- Removal (Mine)
9.1(m)
$0.49/tonne
$0.75/tonne
Security Deposits
i.
The security deposit will be provided to the City prior to a Permit being issued.
ii.
Per section 14.1 of this Bylaw, the security deposit will be in the amount of $5/m3
of Soil proposed to be Deposited and/or Removed.
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SCHEDULE B: PERFORMANCE STANDARDS
The standards set out in this Schedule B apply to all Soil Deposit and/or Removal
activities, including activities exempt from Permit requirements.
Adjacent Property
1.
The activities will not encroach upon, undermine or physically damage any public
right of-way, public or third party infrastructure, or natural or tree protection
covenant areas.
2.
Persons who, in the course of the activities, cause, or allowed to be caused, any
damage to drainage facilities, watercourses, utilities, natural or tree protection
covenant areas, or Highways must repair the damage to the satisfaction of the
Director at their own cost.
Drainage and Watercourses
3.
The activities must not, in any way, interfere with the hydrological function and
established above or below ground drainage pattern or capacity of any adjoining
or reasonably adjacent properties and must not cause the groundwater table to
rise on the subject property, or adjoining or reasonably adjacent properties, so as
to cause flooding of those properties or malfunctioning of any private sanitary
system.
4.
All drainage facilities, watercourses, and ground water aquifers must be kept free
of silt, clay, sand, rubble, debris, gravel and any other matter or thing originating
from any of the activities.
5.
No streams will be altered or diverted, unless such alteration or diversion is in
accordance with the Water Sustainability Act, S.B.C. 2014, c. 15.
6.
Floodplain capacities and storage volumes must be maintained at all times.
Wells and Sewage Disposal Systems
7.
The activities must not occur over wells or sanitary disposal systems.
Environmental Protection
8.
Damage to areas identified for environmental protection under Environmental
Laws or other Applicable Laws that results from the activities must be repaired or
restored.
Topsoil
9.
Soil or Other Material must not to be placed on the existing Topsoil in the area to
be filled, unless the Owner or Applicant has provided the Director with a report
from a Qualified Professional providing justification
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10. Topsoil must not be removed from lands within the City unless such use is a
permitted use of the parcel, as defined in the Zoning Bylaw, or such removal is
required as part of the works authorized under a building permit or development
permit issued.
11. All Topsoil is to be stockpiled and replaced when the Soil Deposit activities have
completed.
Slope
12. The finished slope of the area of the Deposit and Removal of Soil must:
a. have a maximum slope of 1m rise in 2m of run; or
b. if steeper than the slope set out above, must be designed by a Qualified
Professional and reviewed by the Director.
13. The Soil will be graded to ensure positive gravity drainage, and a drainage system
of sufficient capacity and extent must be installed to ensure that runoff onto
adjacent properties will be no greater than prior to commencement of the activity.
This does not extend to sedimentation ponds.
14. Any excavation greater than 0.6m in depth and all other hazards will have
adequate fencing and be provided with suitable buffer zones or landscape
screens, and suitable weather proof signs will be mounted and maintained on the
fence at linear distances not to exceed 150m with wording to indicate the danger,
the nature of the operation, the presence of the excavation and prohibiting the
presence of the public.
Maximum Height of Stockpile
15. The maximum height of stockpiled Soil is 4m above the natural grade, unless
otherwise authorized by the Director.
Highways, Utilities, Right-of-Ways
16. Soil or Other Material must not be Deposited within 7m of any Highway or over
any statutory right-of-way or utility easement without first obtaining written
approval from the authority having jurisdiction. A copy of this approval will be
provided to the Director.
17. No Person Responsible will stockpile or permit Soil to remain stockpiled within
8m of any Highway for a period in excess of twelve (12) months.
Debris Control
18. Dust must be controlled such that dust is minimized; establish a dust mitigation
plan; completely cover temporary stockpiles or spoiled material with polyethylene
or tarps and surround with silt fence; Re-vegetate, cover or mulch disturbed areas
as soon as practically possible.
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19. Each Person Responsible will ensure that each truck transporting loose or dusty
Soil has its load covered with a tarp dust cover to prevent the material from falling
off the truck and that adequate moisture is provided to prevent dust from arising
from the activities.
Invasive Species Control
20. Each Person Responsible will ensure that all machinery and vehicles used to
excavate, load, move, Deposit, or Remove Soil do not transport plant material of
invasive species or cause the spread of noxious weeds or invasive plant species.
Road Maintenance
21. Each Person Responsible will take all necessary measures, including as necessary
the construction of a suitable haul road base or tire cleaning facility, to ensure that
no mud, dirt or other material is tracked onto a Highway as a result of the
Depositing and Removal operations.
22. Any mud, dirt or other material deposited or tracked onto a Highway as a result
of the Depositing and Removal operations will be cleaned up and removed by
the Person Responsible on a daily basis.
Equipment
23. All machinery and vehicles used on lands within the City s on which Soil is being
Deposited or Removed, or that are used to transport Soil to and from such
properties, will be in good and proper working order and contain sound reducing
and dust elimination equipment, wherever reasonably possible.
Hours of Operation
24. No Soil Deposit or Removal activities of any kind whatsoever will occur on any
Saturday, Sunday or statutory holiday.
25. Soil Deposit or Removal activities will only be carried out between the hours of
7:00 a.m. and 5:00 p.m.
26. An appeal can be made to the Director to alter restrictions based on exceptional
circumstances, where compliance with the restrictions herein is not practical and
the Applicant proposes conditions or restrictions so as to mitigate any negative
impacts of such activities occurring outside the normal permitted days and hours
of operation.
Use of Land
27. The activities must not result in the use of properties in a manner inconsistent with
the permitted uses for such properties, as defined by the Zoning Bylaw.
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SCHEDULE C: ASSURANCE OF PROFESSIONAL DESIGN
AND COMMITMENT FOR FIELD REVIEW
Date: (year, month, day)
Director of Engineering and Operations
City of Pitt Meadows
12007 Harris Road
Pitt Meadows, B.C. V3Y 2B5
Dear Sir/Madame:
Re: Application for a Soil Removal and Deposit Permit at:
(civic address)
I, the undersigned registered professional _________________ hereby give assurance
that the design, location, quality, nature, depth, volume and configuration of the Soil to
be Removed and/or Deposited and works to be constructed and undertaken in support
of and in relation thereto all as shown on the plans and supporting documents prepared
and signed by me and attached to this letter are consistent with the Performance
Standards provided in Bylaw No. [No. 3000, 2024] and sound industry practices related
to Soil Removal and Deposit, and when and if carried out in conformance with such plans
and specifications will not constitute any reasonably foreseeable risk or hazard to
persons, property, waterways, aquifers or wildlife habitat; including, but not limited to
the certification that: there is no reasonable foreseeable settlement or subsidence of
any adjoining property, building or infrastructure on an adjoining property, than prior to
the Deposit; the Deposit, and resulting settlement or subsidence, will not prevent any
use permitted under the Zoning Bylaw; and the adjoining properties will not be subject
to more flooding caused directly by storm water runoff from the subject property.
The undersigned undertakes to conduct such supervision, testing and field review to
ensure Soil Removal and Deposit complies with the plans, specifications and supporting
documents attached hereto.
I assure you that I have been given the authority by the owner of the property on which
the Soil is to be Removed and/or Deposited and by the Applicant for the Permit to stop,
remove or redirect the Removal and/or Deposit of Soil, as required in my judgment, and
as required to comply with the plans, specifications and supporting documents attached
hereto.
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I will notify you in writing immediately if my contract for field review, testing or
supervision is terminated or limited at any time before the completion of filling described
in the plans, specifications and supporting documents attached hereto.
(affix professional seal)
_________________________________
Signature
____________________________________
Name
I, the applicant for the Soil Removal and/or Deposit Permit for the removal of soil and/or
placement of Soil at the above address, acknowledge that I have read this letter and
agree with its contents. I have also reviewed the plans, specifications and supporting
documents attached to this letter and agree with them. I advise you that I have given
__________________________________________________,
(name of registered professional)
the authority to conduct testing, field review and to supervise filling including the
authority to stop the placement of fill, remove Soil or redirect it as set out in this letter. I
acknowledge and understand that all authority and permission to place fill under any
permit issued to me pursuant to any application will automatically cease and be
suspended if the registered professional's services are terminated or limited and will not
be reinstated until such time as another registered professional submits to you a signed
and completed letter in this
form.
____________________________________
Signature of Applicant
____________________________________
Name
____________________________________
Address
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SCHEDULE D: QUALIFIED PROFESSIONAL SIGN-OFF AND LETTER OF
COMMITMENT- DRAINAGE, EROSION AND SEDIMENT CONTROL PLAN (DESCP)
AND SITE IMPLEMENTATION
Date (year, month, day)
To: Director of Engineering and Operations
City of Pitt Meadows
12007 Harris Road
Pitt Meadows, BC V3Y 2B5
Subject Property ________________________________________________________
(civic address and legal description)
Regarding (initial all that apply): _____ Soil Removal and/or Deposit Application
_____ Lift Stop Work Order & reinstate works
_____ Other
I, _______________________________(Professional's name), confirm that I have been
retained by_____________________________(owner / applicant name).
I am an engineer, biologist, geoscientist, applied scientist, or technologist who is
registered and in good standing in British Columbia with a professional organization
constituted under an Act, acting under that association's code of ethics and subject to
disciplinary action by that association, and am trained in designing and implementing
Erosion and Sediment Control Plans (ESCPs), and am responsible for inspecting,
monitoring and reporting the subject property in accordance with the municipal,
provincial and federal requirements of relevant bylaws, regulations and legislation. As a
registered Qualified Professional, I hereby give assurance that:
1. I am familiar with and have advised the owner and/or applicant of the relevant
bylaws, policies and guidance documents of the City of Pitt Meadows;
2. I am familiar with and have advised the owner and/or applicant of the relevant
legislation, regulations, policies and guidance documents of other regulatory
agencies, including but not limited to the Metro Vancouver Regional District, the
Province of British Columbia, and the Government of Canada;
3. I have considered and informed the owner and / or the applicant of alternative
designs for the proposed work that may avoid / reduce environmental impacts and
transportation requirements of the proposed works;
4. I have determined that the attached Drainage, Erosion and Sediment Control Plan
(DESCP) is the most appropriate plan given the project development requirements
and considerations of environmental protection measures, and meets or exceeds
best management practices and associated guidelines;
5. I have forwarded the attached DESCP to the City for review;
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6. The attached DESCP takes into consideration erosion and sediment control issues,
provisions for adverse weather conditions, protected nests and associated buffers,
slope stability of fill site, geotechnical vulnerable areas of fill site, adjacent land uses,
fisheries windows and other environmental considerations;
7. Streamside Protection Enhancement Areas (SPEAs) and/or Riparian Assessment
Areas (i.e., 30m default) and/or as otherwise authorized by relevant agency / deemed
exempt by applicable agencies AND other identified environmentally sensitive areas
(ESAs) are delineated and protected per Qualified Professional recommendations
(e.g., with temporary fencing to prevent encroachment or disturbance into these
areas);
8. The implementation and maintenance of erosion and sediment control measures will
be monitored and reported on an ongoing basis by a Qualified Professional to the
City; and
9. In the case of a request to lift a Stop Work Order and reinstate works, I have
completed a site inspection on ______________________ (date YY/MM/DD) and
ascertain that all control elements within the attached DESCP are present, properly
constructed and implemented, and functioning as intended. The DESCP and its
current state of implementation is expected to achieve environmental protection and
will not constitute any reasonably foreseeable risk or hazard to persons, subject
property, adjacent properties, or the environment - OR - this Section 9 is not
applicable ________ (initial).
I also acknowledge the responsibility to notify the addressee of this letter of the date I
cease to be retained by the Owner and/or Applicant.
Qualified Professional ___________________________________________________
Full Name
Seal & Signature
Mailing Address _________________________________________________________
Address & Street
City
PC
Cell _____________________ Email ________________________________
Owner/Applicant cc: ______________________,______________________________
First & last name
Company
Attachments checklist:
- DESCP with Professional Seal and Signature dated ______________ (YY/MM/DD)
- Other relevant documents ________________________________________________
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SCHEDULE E: SPECIAL FILL TYPE AREA