Sediment program encourages developers to keep clean and clear

All drains and ditches lead to creeks, so developers building in the Township of Langley are asked to be soil safe and keep local roads clean and water clear.

The municipality’s Erosion and Sediment Control (ESC) Bylaw was recently updated and new information flyers produced to help protect local creeks and streams during the creation of new developments.

“Construction brings hundreds of jobs and thousands of tax dollars to our community each year,” said Township erosion and sediment control coordinator Dani Miller. “But in the past, the mud and dirt churned up by trucks and excavators often ended up on our streets, in our storm drains, and eventually in our creeks, where it smothered most living things.”

This year, the Erosion and Sediment Control Program was enhanced to encourage developers to protect those living things during new construction - without putting anyone out of work.

Working with the Department of Fisheries and Oceans and members of the Urban Development Institute the Township implemented one of the most forward-thinking Erosion and Sediment Control Bylaws in the Lower Mainland. The new Bylaw still includes strict water quality standards to protect fish and fish habitat, but is now flexible enough to accommodate cutting edge technologies and novel construction practices.

One example is a move away from sediment control ponds, which many municipalities require developers to use. The idea behind the ponds, Miller said, is to capture water running off of a muddy construction site and give the mud time to settle, so only clean water is released to the drainage system.

“However, the problem with this method is that the ponds are never big enough or hold water long enough to get the microscopic clay particles to settle out,” she said. “Here in Langley, the runoff leaving the pond can look as muddy as the runoff entering the pond.”

On top of not working well, the ponds can cost more than $200,000 to build and maintain.

To increase effectiveness and reduce costs, the Township is instead asking developers to “stage” developments. Staging means developers preserve areas of vegetation to help reduce runoff and act as a filter and sponge for the dirty water that is pumped from active construction sites. The result is cleaner water, recharged aquifers, and cost savings.

“We work with developers to achieve the best environmental outcome at the lowest cost,” Miller said. “A big part of working with developers is maintaining a level playing field, which means making it difficult for the ‘bad operator’ to do business at a lower cost than the ‘good operator’ who spends the time and money to do it right.”

Despite budget constraints and a slowing economy, the Township is finding ways to promote the triple bottom line concept of economic, cultural, and environmental accountability. As part of that sustainable philosophy, the Erosion and Sediment Control Program strives to work on a user-pay system.

“The goal is to charge permit fees from the developers to cover the cost of one staff member who reviews designs, issues permits, inspects sites, enforces the rules, and educates construction crews and the general public whenever and however possible,” Miller said. “The program is not a money maker, but it has saved the Township thousands of dollars in costs because we don’t have to deal with clogged storm systems, and it has potentially saved millions of dollars in fines from the Department of Fisheries and Oceans.”

The new program is also receiving accolades from other government agencies and developers.

“Fisheries and Oceans Canada congratulates the Township of Langley on the very successful addition of erosion and sediment control to its management of community development,” said DFO Habitat Engineer Alan Jonsson. “The positive results of this initiative are apparent in local creeks and streams. We hope erosion and sediment control that is established throughout phases of development will become ‘business as usual’ for the development industry and will set the standard for other areas.”

According to Tim Bontkes of BFW Developments, erosion and sediment control has become an issue of concern for environmental groups and governing bodies, and one that developers and contractors cannot ignore.

“With affordability and increasing competitiveness being issues in our industry, we need to learn how to implement new ESC guidelines in a fiscally responsible and efficient manner,” Bontkes said. “In my experience, I have found the Township of Langley is very willing to work with us to come up with approaches that are both cost effective and practical.”

“It is extremely important that ESC measures are based on the specific construction processes involved, and the time of year that the project is being completed in,” he added. “The Township is willing to take a hands-on approach with each of our projects as we go through construction, and is willing to look at creating solutions for dealing with ESC concerns as the project moves forward.”

The Township’s Erosion and Sediment Control Program relies heavily on the public’s assistance, Miller added, noting that “groups like Langley Environmental Partners Society, Stream Keepers, and concerned citizens are my eyes and ears. I couldn’t be half as effective as I am without their help.”

“The Township of Langley has clean and clear expectations of contractors and construction crews, so when there is a new development in your neighbourhood, you should see clean roads and clear water – or no water - leaving the site,” Miller said. “If you see mud being tracked onto public roads, ditches, or storm drains, or muddy water flowing in our creeks, please contact me.”

Sediment discharges can be directly reported to Miller at 604-533-6055.

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