Columbia Valley Pioneer staff
Some Windermere residents are questioning the RDEK’s public consultation process in a recent multi-housing development application.
Colleen Roberts from the Windermere Community Association told the Pioneer that the RDEK’s public input process for the Heritage Heights proposal did not allow sufficient time for the public to provide input on their concerns.
The proposed development on The Bench Road and North Street consists of approximately 120 units of rental and market housing featuring primarily duplexes and townhouses. The developer is AFN enterprises (Akisqnuk First Nation).
Roberts said many residents missed the tight timeline for public input because they only had three business days to respond. She noted that nine letters of objection submitted to the RDEK had met the deadline, while other letters were not accepted.
Roberts also expressed a concern that people had to register two days in advance to participate in the public hearing via Zoom. In the past at in-person hearings, anyone could attend and speak without registering in advance, she pointed out.
Roberts said several issues have been raised by the public relating to the application in question. These include the lack of proof of adequate capacity for water and sewage disposal treatment, along with increased traffic created by such a high density development.
“It is felt the additional traffic created at the proposed density (over twice the current zoning) will exacerbate the existing unsafe accesses from Windermere to Highway 93/95,” Roberts said.
She added that although the developer states they will put a caveat on title restricting short-term rentals, the RDEK “continues to approve STRs with such caveats stating they have no legal interest in those caveats.”
Roberts said she was advised by RDEK staff that the public cannot present on this issue at the Planning and Development Services Committee meeting on February 13 because their policy is no information can be received by the board after the public hearing.
“Understandably, Windermere residents are upset, as are other members of the public, who may be affected by the water and sewage disposal servicing and traffic impacts (that this development will create).”
She questions why the RDEK set such a short timeline for the public to respond to such a significant development that gives rise to many concerns.
Roberts also noted that both RDEK directors Al Miller and Susan Clovechok indicated their support of the project prior to the public hearing (before listening to the public’s concerns).
Richard Haworth, the developer’s consultant, previously acknowledged the concerns, saying that development cost charges would contribute to the cost of upgrading water and sewer services. He also stated that AFN Enterprises has sources of funding that the RDEK may not have.
Haworth told the Pioneer that a traffic impact assessment would be required as a condition of subdivision. He noted this study will determine what improvements are required and the timing for completion. He added the developer will be responsible for their share of the costs.
RDEK Corporate Officer Tina Hlushak told the Pioneer that public hearing notices must be published not less than three days and not more than 10 days before the public hearing. She noted they are required by bylaw to post in a local newspaper for one publication date, in addition to the RDEK website. Other methods of notification include online news and social media.
Hlushak outlined some dates of interest and notifications regarding the application in question:
• January 16 — Public hearing notices mailed to owners within 100 metres of land in question.
• January 16 —Public hearing notice posted to RDEK website.
• January 20 — Board highlights emailed to 6,596 persons, which included 1,014 to the Windermere email group, member municipalities and local First Nations.
• Jan 21–29 — Public hearing notice was published on EKNOW
• January 23. —Advertisement in Columbia Valley Pioneer
• January 27 —Public hearing mail or written submission deadline at 4:30 p.m., and public hearing pre-register to provide verbal presentation
• January 29 — Public hearing at 7 p.m. via Zoom
• February 14 —Public hearing report to be received at board meeting.
Hlushak confirmed that written and/or verbal presentations to the RDEK board after the close of any public hearings are not allowed. In addition, the board cannot receive any additional information on Bylaws 3353 and 3354 until the hearing report has been received on February 14.
