For the second council meeting in a row, Pemberton residents have sounded off on environmental concerns around a potential subdivision development on the Willow Drive side of 7471 Urdal.
During a May 6 council meeting, the Village received four letters and one Zoom caller echoing previous concerns around flooding and impacts to wildlife.
“While I understand the need for development, I hope that you will take these issues into consideration before any application is approved,” wrote resident Nancy Lee. “If this area is to be filled in, the floodwater will be pushed downstream to the Glen and beyond. If the Arn is culverted, then the property developed, the wildlife will disappear.”
The site in question had been up for sale for years; recently, the ‘for sale’ sign was taken down, and residents say they’ve spotted surveyors on the land.
Two letters shared that “flooding all the way up to the property line at least once a year,” but said that the waters always subside due to the riparian habitat—vegetated areas alongside flowing water—on the neighbouring property in question, providing a natural sink.
“Many are concerned that if the property is developed and the land is filled in [it] could divert the water to other properties on Alder Drive, Willow Street, Ural Road, Colin's Road and other surrounding properties in and along the Arn Canal area,” wrote resident Tova Johnson.
The risk to properties isn't the only concern raised by residents; the area serves as a home for a variety of wildlife whose habitats and trails could be disturbed by development.
“In my 15 years here, I have seen abundant wildlife here; deer, bear, coyote all use this corridor” wrote Lee. “There is at least one bear den, and mother bears use this area to teach their cubs to climb trees, and they return year after year. There are reptiles, bats, beaver, nesting herons, ducks, geese, swans and many other migratory and non-migratory birds that live near/visit the canal, as well as fish and frogs living in the canal.”
Formal development application still pending
As of May 20, a road design standards and subdivision pre-application, both under initial review, have been posted on the Village of Pemberton’s current development application list online. The pre-application process aims to obtain feedback in advance of a formal application.
“Effectively, what we've received [is] some documentation from a proponent that suggests that a subdivision application is incoming, but it's important to recognize that we don't have a complete application right now,” said Scott McRae, the Village’s manager of development services.
“So, I think it's important for everyone to realize that this is still in the very early days. Once we receive all the documentation that would constitute a complete application, all of that information will be posted on our website for the public.”
A response from the Village to a previous letter from a resident set out a handful of hoops for the developer to jump through; tree clearing would require the applicant go through a minor development permit; and because an established riparian area exists on the property, a full environmental assessment report would be required prior to development.
Because 7471 is zoned as R1 residential—once a single-family zone and now a small-scale, multi-unit housing zone—the landowner has the right to subdivide. Under the BC Land Title Act, an approving officer must handle the approval of subdivisions.
Mayor Mike Richman asked how residents’ concerns would be addressed by the approving officer.
“What we would deem a complete subdivision application would obviously need to have information that would reassure the approving officer that there is not going to be an increased risk of flooding in this case, and that, you know, no environmental law is going to be violated by the subdivision,” answered McRae.
He added the complete application will need to submit geotechnical reports around flood hazards and include an updated environmental assessment to contemporary standards. Those reports will also be posted online.
Council previously passed a resolution that all correspondence on the issue be directed to mayor and council and copied to the approving officer.
“Once this becomes a complete application, the approving officer will go through all these letters and pull out anything of concern that potentially is crossing the line in a provincial law or village bylaw to be addressed by the developer as part of the development process.”
Should the developer submit a formal application, residents with properties within 300 metres of the subject lands will be informed, according to a letter from Nikki Segovia, building and planning coordinator with the Village of Pemberton. Developers will also be required to post a large sign that says the land is subject to a development application, with details on the project included thereon.
View the list of active development proposals, along with their status, on the Village’s website.
