Examples of developer non-compliance at Rock Ridge
The following events occurred during 2005, in and around North Millionaire Creek and the salmon bearing Main Millionaire Creek. Located in north Maple Ridge and close to the Rock Ridge subdivision, the development surrounding the Millionaire creeks is a good example of how developers’ failure to comply with local bylaws can have an adverse effect on the quality of life experienced by residents.
As we all know, laws and bylaws are drafted, approved, and enforced to ensure the well being of society at large. Whether it’s to shelter a community from violence, lawlessness, or other forms of injustice it’s widely recognized that laws and bylaws are put in place for the greater good of the citizens in an area.
Unfortunately, there are always instances where individuals or organizations – willingly or unwillingly – act in ways that are contrary to the established bylaws of a community. Usually the people or companies engaging in this negligent behaviour are fined or prohibited from continuing their activity until their disregard for the established rules is corrected.
Specifically, I’m writing about a high level of non-compliance to all of the environmental safeguards and by-laws that are meant to prevent and minimize siltation in the waterways of the District of Maple Ridge. To date, the Department of Fisheries and Oceans (DFO) and the District of Maple Ridge have failed to enforce policies that:
- Prevent a number of irresponsible and environmentally damaging approaches to development in OUR community.
- Demonstrate their roles as guardians of and representatives for the community as a whole.
- Impose significant fines that send a real message to individuals and businesses that consistently engage in activities that do not comply with District bylaws and the terms specified by Development Permits (DPs).
Often, I hear statements from District and DFO staff such as, “We lack the human resources to monitor everything.” What makes these comments most frustrating to me is the fact that failure to enforce bylaw compliance (at the direction of the Mayor, Council, and the DFO) in the short term leads has long term ramifications that will increase staff work load and have possible economic and legal liabilities for future developments.
Over the past year, I’ve documented a number of occasions where the development guidelines established by the District of Maple Ridge were ignored or followed improperly; unfortunately these instances of non-compliance were not met with the mandated forms of punitive action. As a result, non-compliance continues to be a problem, to the detriment of the environment and, by extension, the citizens of Maple Ridge.
29 September 2005
Siltation in both North and Main Millionaire with higher levels of rapidly moving water containing dispersed sediment (turbidity) in Main Millionaire Creek. The main source of this siltation is the newly installed headwall for the Omni Development site (work done by Progressive Development Co.)
Fish bearing Main Millionaire Creek at 23882 129 Avenue
Siltation from newly installed head wall from Omni site flowing into Main Millionaire
Storm water outfall directly into West Millionaire Creek from Rock Ridge subdivision Phase 5
13 September 2005
At approximately 5:00pm, a municipal work crew was busy flushing the water system. This work was done from a hydrant, which contains chlorinated water and is located about 30 meters (100 feet) from North Millionaire Creek. Given that there was a good deal of gravel and mud on the road from the development, a good amount of silt made its way into the waters of North Millionaire Creek.
11 August 2005
There was a concrete spill / event near the 133rd Avenue Bridge at Rock Ridge, in Maple Ridge. As a result of this accident, raw concrete was allowed to enter into the storm drain system, which empties into North Millionaire Creek.
Cement residue and point of entry into storm drain that empties into North Millionaire Creek
Headwall at 133 Bridge location with additional cement deposits
Cement residues on siltation screen at 133 Ave Bridge location
11 July 2005
This particle siltation / mud event occurred at least twice, on consecutive days. At the Omni Development Site, located at 239th Street and 130th, Progressive Development Company washed and cleaned off the street at the end of each working day. Workers swept the debris to the edge of the paved area and proceeded to hose (flush) off the remaining material. This material, along with mud and water then entered North Millionaire Creek.
North Millionaire Creek after street flushing
12 June 2005
Siltation entered Main Millionaire from the Omni site via the head wall on 130th Avenue.
Head wall carrying water from Omni site to Main Millionaire
18 May 2005
Siltation from the Omni Site getting into Main Millionaire via the head wall on 130th Avenue.
Water from Omni site before entering Main Millionaire
Water at Main Millionaire Creek, after leaving the Omni site
15 May 2005
Siltation in North Millionaire seemed to be coming from the East Rock Ridge development site. The water above the 133rd Avenue bridge was very clear and low in visible siltation. This image depicts Millionaire Creek before it is joined by North Millionaire Creek and is what the creek used to look like all year ’round.
Millionaire Creek, above North Millionaire Creek
18 January 2005
Severe siltation events in both North Millionaire Creek and Main Millionaire Creek. These events required the extensive use of sand bags to prevent flooding of residential property at 23865 129th Avenue and to help preserve bridge footings at 23882 129th Avenue.
This flood level resulted in bank erosion and undermined tree root systems
Closing thoughts
As someone who sells real estate for a living, I have a vested interested in seeing developments that make Maple Ridge a better place to live. When my clients purchase homes in Maple Ridge, it provides me with an income to pay day-to-day bills, buy food, and spend time in the community that I grew up in. New homes create interest in growth, development, and jobs, and none of these things need to be (or should be) considered ‘bad’.
However, when the rules that govern urban growth and the creation of new developments are circumvented, ignored, or poorly enforced, the quality of life for all residents in the area is undermined. In the long term, issues like this one tarnish the reputation of towns and cities like Maple Ridge, making them less desirable places in which to live, work, and play.
