Land Disturbance and Stormwater Permitting

Local Program Implementation: 

Under the Bay Act framework, the City of Richmond is responsible for implementing its Bay Act program.  The City of Richmond has adopted ordinance provisions that incorporate the performance criteria required by the Bay Act.  Those provisions include City of Richmond, VA Municipal Code, Chapter 14 – Division 4: Land Use and Development Performance Criteria
 

Preparing a site for land disturbing requires a permit separate from a building permit. The Department of Public Utilities, Stormwater Utility is required to monitor all land disturbing construction activities, erosion and sediment control, stormwater construction and Chesapeake Bay water quality requirements for all new and redevelopment projects.

The Water Resources Division issues three types of permits to cover land disturbing for all new and redevelopment projects.

A Land Disturbing Permit (LDIS) is required for all proposed new or redevelopment land disturbing on a site greater than 4,000 square feet, not in a Chesapeake Bay buffer area, and not in the Municipal Separate Storm Sewer System (MS4) area of the City. This permit will cover all erosion and sediment control, site drainage, and floodplain regulatory requirements. See below for more information on permit submittal and requirements.

A Richmond Stormwater Management Program Permit (RSMP) is a required for land disturbance one (1) acre or greater that drains to the Municipal Separate Storm Sewer System (MS4) area of the City. This permit will cover all erosion and sediment control, storm drainage installation for pipes, inlets, outfalls, and structural and non-structural best management practices, Chesapeake Bay and floodplain regulatory requirements.

A Heavy Highway contractor's License is required for this type of permit. To verify the location of your parcel please call (804)646-7586.

Land Disturbance of 2,500 square feet or greater in a Chesapeake Bay Preservation Area (CPBA) requires either an RSMP permit (for discharge to MS4) or an LDIS permit (for discharge to the Combined Sewer System) and must submit the required civil plans in Section 3 of the Water Resources Plan Review Checklist. 

CBPA Mapping: 

Locally designated Chesapeake Bay Preservation Areas have been depicted on adopted Bay Act maps for the City of Richmond. These maps are to be used as a guide for applicants and local staff as to the general location of RPAs and RMAs on lots and parcels and should be used for planning purposes only. Once a project is proposed, a site-specific location of the RPA and the RMA must be determined. 

The locally adopted CMA can be found here: Interactive Chesapeake Bay Map

 

A Storm Drainage Permit (STRM) is required when a stormwater management system must be installed, upgraded, or improved. This permit typically is required in conjunction with a land disturbing permit but can be applied for when small stormwater work is required without land disturbing.

To best prepare your plans for plan review, use the appropriate checklist to ensure all the required information is complete.

Water Resources Plan Review Checklist
Stormwater Permit Intake Application Checklist

Required permits can be found here.
Permit status can be checked here.
Permit Decision Flowchart

The Stormwater Management Design and Construction Standards Manual can assist with all storm drainage design and specifications for proposed projects.

Building a Single Family Dwelling?

All Single Family Dwellings (SFD) disturbing 4,000 square feet of land or more are required to submit a separate land disturbing permit for all single family dwellings in or out of a common plan of development (subdivision). Single Family dwellings may be eligible for an Agreement In Lieu of Plan (AILP) in place of submitted a complete set of civil engineering plans. Please use the flowchart above to determine if a permit is required. A small site plan along with a bond is required for those SFDs that are eligible for the AILP. 

Example of small site plan here. It must show:

• The proposed dwelling
• The adjacent street(s)
• The adjacent parcel(s)
• The limits of disturbance (LOD)
• Silt fence protecting the site (SF)
• A construction entrance (CE)

Chesapeake Bay Buffer Areas and Permits

The Chesapeake Bay Protection Areas are special areas of the city that are designated as having an impacting on or draining to the Chesapeake Bay. These areas are divided into area buffer areas, the Resource Management Area (RMA) and the Resource Protection Area (RPA). 

The Chesapeake Bay Information Manual provides guidance to the public on the Chesapeake Bay and its requirements. The Riparian Buffer Manual provides guidance on the RPA.

The VA Department of Environmental Quality (DEQ) has enacted Stormwater regulations that require development in these areas to meet new water quality standards. Using specific data regarding impervious areas, the amount Water quality treatment for each site is determined using the Runoff Reduction Spreadsheet.

Using specific data regarding impervious areas, the amount of phosphorus to be removed from the water will be determined. Land development of one (1) acre or greater in non CPPA will also be required to provide water quality treatment as part of the RMSP permit approval.

Development within the RPA and the 50 foot buffer land ward of a perennial water body, is restricted and requires mitigation of the impacts to the area beyond water quality.

For development criteria for RPA, refer to City of Richmond, VA Municipal Code Sec. 14-264. Applicants must submit an Application for Relief from Requirements of the Chesapeake Bay Preservation Program. 

 

Land Disturbing Permit Application Package Submission

The permit intake office is located at 900 East Broad Street, Room 110. Please have your completed application package (plans, fees, documentation) ready prior to coming into the office. If you have questions about the permit application intake process please call (804)646-8106.

An electronic plan set is required with every application. Be prepared to come with an ftp site url location, thumb or jump drive with plans for downloading.

A performance bond is required for every land disturbing project. (CIP projects excluded).

• Sample Bond
• Bonds amounts are determined by the amount of E & S measures required on the plans.
• A Developer's Agreement (DA) must be signed and submitted along with the bond. The DA must be signed by the director. (This can take up to a week.)
• Bonds can be paid by check, surety bond, or an irrevocable letter of credit.
• Bonds are returned at the end of the project once the site has established 80% vegetation (not at CO).
• Should you not complete your project, you bond can be called and used towards stabilizing the site.

Bonds are submitted directly to:

• DPU Water Resources at 730 E Broad St., 6th floor

 

Useful Links

• Stormwater Utility Maintenance Agreement
• Department of Environmental Quality (DEQ)
• Department of Conservation and Recreation (DCR)
• Virginia Stormwater BMP Clearing House
• City of Richmond Code Chapter 14 - Floodplain Management, Erosion and Sediment Control, and Drainage (Municode)
• Interactive Chesapeake Bay Map