Special Business Meeting - 11 Jun 2024

1: Welcome to the Squamish Nation Traditional Territory
3: Cheekeye River Development
3.i: District of Squamish Official Community Plan Bylaw No. 2500, 2017, Amendment Bylaw (Cheekeye River Development) No. 2615, 2018
3.ii: District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Cheekeye Fan CD-82) No. 2306, 2013
4.A.i: District of Squamish Official Community Plan Bylaw No. 2500, 2017, Amendment Bylaw (Cheekeye River Development) No. 2615, 2018
4.A.ii: District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Cheekeye Fan CD-82) No. 2306, 2013
1: Welcome to the Squamish Nation Traditional Territory
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Armand Hurford
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e okay hello everybody and thank you for joining us for the special business meeting of the District of Squamish for Tuesday June 11th Holland squalen quis tuuk Squamish OKO welcome to the traditional Squamish Nation territory as always we're GA to do our work today on the traditional unseated territory of the skish nation and I think worth mentioning just as we move into our work today is that the land that we're discussing is held free freeold by the Squamish Nation and is being proposed to be developed with their development part and so you'll hear some more about that as the as the evening progresses could I please be advised this council meeting is being live streamed recorded and will be available to the public to view on the District of Squamish website following the meeting if you have concerns please notify the corporate officer present at the meeting in this case it's Miss Von Balo

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Armand Hurford
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and can I have someone move adoption of the agenda please move by councelor French seconded by councelor Pettingill all in favor motion carries unanimously thank you

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The District of Squamish Council Meeting included a comprehensive presentation and discussion on the proposed amendments to the District of Squamish official community plan and zoning bylaw in relation to the Chekai River Development. The presentation was delivered by a team of staff members, including the Senior Director of Community Development, the Senior Manager of Infrastructure Planning, the Director of Financial Operations, and the Director of Major Works. They outlined the purpose of the amendments, which aim to facilitate the development of a 1080-hectare site at the northern end of Brackendale. This development plan includes a mix of forested land, woodlot, and previously serviced subdivision, proposing a significant increase in housing forms, neighborhood commercial spaces, and community amenities. The plan also incorporates a debris flow barrier as a major consideration due to the site's location within a known hazard area.

During the discussion, council members and the public raised questions and concerns regarding various aspects of the proposal, including the timing and urgency of the development, the impact on local infrastructure such as schools and roads, and the financial and operational implications of the debris flow barrier. The council also considered the potential risks to the community if the development and associated hazard mitigation measures were not implemented. The outcome of the meeting was not specified in the summary, but it was clear that the decision on the proposed bylaws would significantly impact the safety, housing availability, and development trajectory of the District of Squamish.

Armand Hurford
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and before we get underway or to kick off our main piece of business today the public hearing I have a bit of a script so please bear with me as I as I work through it this public hearing has been held personent to the Local Government Act requirements to allow the public to present and to provide submissions to council in respect to District of Squamish official community plan bylaw number 2500 2017 Amendment bylaw for the chekai River Development number 2615 2018 and District of Squamish zoning bylaw number 220021 Amendment bylaw chian cd82 which is number 2306 2013 everyone present will be given a reasonable opportunity to be heard we want to ensure that no one is discouraged or prevented from making their views known whether speaking in favor or against the proposed zoning Amendment please ensure that your remarks are relevant to the matters contained in the proposed osed bylaw the public hearing is this public hearing is not an opportunity for members of the public to have their questions answered by staff or by Council any questions or points of clarification can be directed to staff by contacting staff council's here to listen and will not debate the merits of the proposed public or each other during the meeting members of council may ask clarifying questions following submissions please note that this public hearing is being recorded as I stated earlier and webst streamed live and the recording will be posted on the District of Squamish website media may be present and the public can advise the media if they don't want their picture taken up to and as part of this hearing the public has had the opportunity to make submissions to council if any submissions were received they are available for review and have been included as part of the electronic agenda available on the district website we're trying to make this hearing a safe space for everyone to voice their opinion without interference from others therefore I ask that members of the public maintain order and quiet during the hearing please do not applaud or interrupt any speech or action of members of council or any other person addressing Council so now I will pass over to our staff to make their presentation that outlines what is being

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proposed apologies just setting it up for okay apologies for that good evening community and Council we

Armand Hurford
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have I think I had best results when the mic was like right close to my mouth so

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how about now can everybody hear me now thank you we have a number of Staff here today that will be participating in the present presentation so it's going to be delivered by myself yishis senior director of Community Development David Rolston senior manager of infrastructure planning Rian Susa director of financial operations and Dave Meo director of Major Works this is the third public hearing for the two bylaw amendments one for the official community plan and one for the zoning bylaw so just want to quickly go over the purpose of tonight because this is a legislative process the public hearing there are some parameters that we need to follow so the intent is to present the staff report that has a ton of information attached to it on the application so we have to present the report to the hearing receive submissions from the community so everybody who has showed up will have an opportunity to speak PE Council can ask qualifying questions about the information that has been provided through this report and then following the public hearing Council can proceed to third reading of the two bylaws and in fact subject to the results of the public hearing Council can also proceed to adoption tonight so a little bit of context for the site this is an at 1080 Hector site that's subject to this application it's at the Northern end of brackendale located adjacent to schools and within serviced area with both Municipal infrastructure and transit in the area it's most of the site is located within the district's growth management boundary the site is a mix of forested land somewhat active wood lot and previously service subdivision the land is privately owned by Squamish Nation as was mentioned by the mayor the 50 acre brackendale Farmers insd Park is Crown Land and there are a number of trails that run across the land in within the crownland as well as within the private property most of the trails are not dedicated trails at this point there's been a tremendous amount of work done on Preparation and review of this development application and the associat associated de brief flow barrier it's probably been with the district for 10 years and this is the application that I think put most effort from a district perspective in reviewing and getting it to this point the application came in 2013 so over 10 years ago it was originally proposed as a 750 lot subdivision after some discussion between the district and the applicants the application was updated to include more housing forms include some neighborhood commercial and add some Community amenities for the area between 2014 the applicant held five public information design Workshop meetings two of them were at totem Hall one at brackendale Art Gallery and two at the dawn Ross School the District of Squamish held three public information sessions to discuss the expert reports associated with the chai debris Hazard jumping ahead we had the first public hearing in the beginning of 2017 so as I mentioned this is the third public hearing after that public hearing work continued and after the first hearing which resulted in developing new understanding on the Emergency Management BC funding mechanisms when it comes to debris flow barrier cleanout possibilities this the clean out the debris flow barrier is a major feature in consideration of this application and we develop new understanding of what would be covered through embc in case the barrier had filled the applicant also proposed a new community amending contribution package which resulted in increase in affordable housing units on site the district also adopted a new official community plan in 2018 so all these factors led to the need to hold another public Hearing in June of 2018 essentially if after the public hearing we receive new information or there's new understanding being developed that impacts council's ability to consider the application we have to go back and hold another public hearing so that's what happened in June of 2018 following that third reading of the B was given in July and between 2018 and 2022 BGC which is the consulting company on the hazard side of things and the and the barrier developed detail design for the CH the brief barrier and Associated studies and the district Province and Squamish Nation engaged in an independent expert review panel Who provided letters of opinion for the design so after that third reading in 2018 essentially a lot of work had to be done before option to study the hazard and design the mitigation since 2022 there has been work on securing provincial and federal permits as well as land tenure for the barrier there has also been work done to develop an operations and maintenance financial model that Miss Susa will speak to later in this video on April 30th Council approved rescheduling the public hearing which has led us to where we are now so again we've developed new information and new understanding since the second public hearing because this is such a complex application that we H we are having to hold another public he public hearing and re present the information to the public and Council this slide shows where we are in the process and what next steps would be if Council proceeds with third reading and Adoption of the two bylaws so you see the two boxes in red and essentially that is where we are now there were a number of zoning conditions related to the proposed the brief flow barrier that can be met by the applicant only after adoption of the bylaws these conditions were previously proposed as needing to be met prior to adoption this relates to the fact that provincial indemnification which we will cover later is coming later after adoption so the original conditions to secure final permits tenure and funding model have been updated to draft conditions essentially for the purposes of adoption once adoption takes place stff will work with the applicant and the promise to secure IM ification for debris flow cleanout prepare final license of occupation for the barrier prepare a Lo local dying Authority agreement which Council has to pass in order to become a Lo local dying Authority and come back to council to approve the three items so that construction can begin on the barrier so there's another step that has to be made essentially after the bylaws get adopted if they get adopted before this development can take off this slide shows here the areas affected by the official community plan Amendment so these are land use designations essentially the Blue Area a will be redesignated from Civic and institutional to residential neighborhoods the pink hatched area attack as B will be redesignated from restricted industrial to residential yellow area c will be redesignated from residential to Greenway Cor and Recreation green area tagged as D will be redesignated from Greenway corridors to residential neighborhoods the growth management boundary was created in 2018 so in the middle of this application being reviewed and considered the district adopted a new official community plan and this one piece was missed it was captured in the development application but we didn't capture it when the growth management boundary was first drawn and established essentially and the reason why it's in the shape that yellow parcel is in the shape that it is that because that's the property lines and our growth management boundary generally follows property lines so that's part of the ocp amendment application the second housekeeping amendment that is needed is to remove the Industrial Development permit area designation from a portion of the L again in a similar vicinity the slide shows existing zoning a portion of the site is already zoned for residential use rs1 which includes the brackendale farmers Institute crownland portion the north portion is zoned resource reflecting the hazard designation so that's existing zoning the new comprehensive development 82 Zone allows for mixed housing types and includes commercial uses north of the development a parcel of crownland is supposed to be Zone P2 the BFI Park is supposed to be Zone to for Park use as P3 these are the land uses per parcel as listed in the zoning B Amendment so cd82 this comprehensive development Zone essentially then breaks it down to piece by piece each parcel in terms of what the densities are and what the use are so as you can see there's 537 single family lots and 678 multif family units proposed in the zone minimum amount of commercial space will be approximately 13,000 Square ft which needs to be delivered prior to 600 units completed so essentially halfway through the development process the commercial parcel will be included will include a larger childcare facility to accommodate approximately 162 Child Care spaces and the commercial neighborhood commercial and the childcare development portion is located in parcel e which is just around the church in the bend on Ross Road this is what the General layout looks like in the development plan this layout is attached to the Land Development agreement as a general guide for future site planning and that will happen through development permitting essentially and subdivision of the property parks and connectivity throughout the site are main features of the development they comprise 30 37% of the overall proposal Public Access is being secured through ownership and rideways by the district for certain portions the brackendale farmers Institute Park ownership will be determined in the future the squ

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nation has

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provided a letter of support for dedicating the ls to park use the district will need to work with the nation in determining what is the best way in achieving that there are a number of positive features and public benefits to this proposed development that should be noted including significant parks and trails dedication although many trails currently exist on the crown and private lands they have not been dedicated to date so through this process they will become dedicated for public use the transit Hub will include a bus shelter covered bike storage car share and electric vehicle charging and that's envisioned to be or scheduled to be located in that neighborhood commercial area there are advisory Lanes proposed which is a bit of a novel approach to strata roads so most of the roads inside the development are all strata roads and the advisory Lanes essentially flag the presence of pedestrians and bicycles through signage and Road markings this functions as a traffic coming on strata roads and there were cross-sections included in the package for tonight's report theant has also committed to a no gas government for the residential use other notable aspects include 85 purpose-built Market rental units and 85 affordable rental units which represent 14% of all units in this proposal neighbor commercial and child care is proposed in the central portion of the lands which I've mentioned before and this helps make this neighborhood more walkable and provide critical services such as childcare in the neighborhood the table here shows a community amenity contribution Target applicable to this development this is in accordance with the district's previous C policy which needs to be observed and honored for procedural fairness so because the application came in 2013 we have to make sure that we are applying the sort of policies and bylaws of the day and as you can see the total Target the amenity Target for this development was just over 7 million so as any application we assess all of the amenities proposed in the in the proposal and as you can see here the value exceeds the district CD Target and the amount of affordable housing also exceeds the previous policy finally this is a slide summarizing the aspect the aspects of this development secured in the Land Development agreement including delivery and timing of affordable and Market rental housing so affordable housing will come in at the 200 unit Mark in the development process and the rental housing will come in at 300 unit Mark delivery and timing of neighborhood commercial delivery and timing of community amenities which includes the parks and trails the hazard mitigation conditions with respect to when development can occur on land in terms of timing it with the construction of the debris flow barrier Trail and active Transportation standards and Public Access commitments to Squamish off-road Cycling Association for trail replacement and improvements in the barrier area and other aspects and now I will pass it over to Dave

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Meo thank you yonas a traffic impact assessment was completed for the site to assess the impact of traffic generated from the development on the local roads and intersections the assessment identified a number of upgrades required including implementation of signal timing changes at the Depot Highway 99 intersection at the onset of the project upgrading the Depot Road Ross Road intersection to an actuated signal prior to full buildout of the development and that timing would be nailed down through additional traffic impact assessments upgrading the Depot Highway 99 intersection to include dual Northbound turn left turn Lanes by the year 2055 this is far in the future and that is a Ministry of Transportation and infrastructure jurisdiction so as development progresses this development plus background growth and other developments in the area will contribute to traffic at that intersection so future traffic impact assessments will determine what when those upgrades are required upgrading additional the Municipal Road frontages along Ross Road and government road to District standards including a new sidewalk along Ross Road funding off-site pedestrian and cycling infrastructure and the provision of a m Mobility hub samb bike parking and end of trip facilities within the development itself a servicing study was also completed for the development which looked at water and sanitary sewer capacity that study recommended a number of upgrades on the water supply side no water Network upgrades were identified to be required as a result of this development however all new construction will be required to be sprinklered as far as the sanitary sewer network is concerned a number of gravity sewer Ms in the area were identified to be required to be upgraded to inputs from the development and in addition recommendations from the sanitary sewer master plan to replace the Easter Seals lift station with a gravity sewer bypass was required recommended by the study in addition to water and sanitary sewer a comprehensive integrated storm water management plan will require be required to be undertaken to determine on-site and off-site infrastructure upgrades to manage storm water in the vicinity

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good evening Marin Council and members of the community fan is exposed to debris flow hazards originating is that loud

Armand Hurford
0:32:42 (0:00:06)

enough is that better that's better and could you start with introducing yourself before you continue thank you

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David Rolston senior manager of infrastructure planning with the District of Squamish so chian is exposed to debris flow hazards orating from Mount G Baldi or inai hazard assessment and debris flow Hazard mitigation is a major consideration for this application and the Chan landform has been built up as a result of debris flows over tens of thousands of years a debris flow can be considered as something like the middle ground between a landslide and a flood so it's a moving mass of soil Rock and water that travels down a slope under the influence of gravity a debris flow can balls or jump the banks of the chai River and has the ability to impact nearly all of brackendale the official community plan has delineated zones on the chai fan that are based on the severity of the hazard and the proposed development site is within zones C3 and C4 so the ocp policy requires a risk assessment to be completed for any development applications Within These zones and the risk assessment needs to specify mitigation measures to determine that risk tolerance criteria had been met and to certify the safety of the development and ultimately certify that it's safe for the intended use based on the complexity of the hazard the District of Squamish Province and Squamish Nation have engaged expert panels to provide guidance on debris flow mitigation the first expert panel was tasked with determining what hazard magnitude should be considered and they concluded that a 5.5 million cubic meter debris flow should be considered that coincides with a one in 10,000 year return period the second expert panel was tasked with providing guidance on life loss risk tolerance criteria and they concluded that for existing development the risk to individuals should be less than one in 10,000 per year and for new developments it should be less than 1 100,000 per year for societal or group risk which is considered where there are large groups of people the panel recommended that risks should fall within the broadly acceptable or as low as reasonably practicable or AARP zones that are shown on this FN diagram so FN that is a frequency to number of fatalities diagram and this diagram is identical to that that's used in other jurisdictions such as Hong Kong Canmore and North Vancouver both panels concluded that all forms of mitigation should be considered and carefully evaluated including mitigation measures like the barrier as well as non-structural measures such as land use zoning so using the hazard and risk assessment criteria from the expert panels the developers engineer BGC completed Hazard modeling and a baseline risk assessment for existing and proposed development the risk assessment concluded that group risk fell within an unacceptable zone for existing and for proposed development and there's four existing Parcels near the chekai chechis Confluence that exceed individual risk thresholds the proposed development increases group risk as shown on the diagram the blue lower line is existing and the green upper line is with the proposed development and there are also Parcels at the North End of the development site and Parcels closest to Highway 99 that have intolerable risk So based on this it was confirmed that mitigation would be required not only to exess address existing risk but also for any new development to proceed following the risk assessment but before entering into the detail design phase for the barrier the District of Squamish retained kerbed liell an engineering consultant to complete an assessment of mitigation Alternatives and the goal of that was to independently evaluate mitigation options and to determine the best approach moving forward that evaluation considered a range of different mitigation options including barriers in different locations basins burms with different alignments channelizing the river as well as wide scale Retreat of existing development from the fen that report concluded that or recommended that the district should work with the developer to advance the design of the oper Canyon debris barrier in order to confirm that the barrier was feasible from a financial and permitting perspective and to allow for a proper evaluation of operations and maintenance costs and responsibilities the advantages of this approach were that the capital costs could be funded through development that new development could also create a mechanism to fund ongoing operations and maintenance costs and also that a Barrier located at the apex of the fan protects the greatest extent of the fan the report included a number of other recommendations 33 to be exact that were incorporated into resoning conditions and have been considered since that report was completed so some information on the upper Canyon debris flow barrier it has been in the detail design stage and permitting since 2018 the barrier would be among the largest of its type in the world some of the features notable features of it are it's a 25 M 24 M High Roller compacted concrete structure it has a 6 M wide slot through the middle that would allow water and small amounts of debris to pass there are steel beams designed to collect debris during large events from edge to edge of river it would be over 200 meters long have a 7 meter wide Crest be 40 m wide at the base and has a storage volume of 2.4 million cubic meters the engineers's capital cost estimate for the structure is $89 million in 2018 after third reading of the resoning and ocp Amendment bylaws and at the initiation of the detailed design phase for the barrier the district Squamish nation and Province engaged an independent expert review panel or IE RP to review and provide advice in relation to the detail design given its highly technical nature thep reviewed and provided four letters of opinion on the detailed design and Associated studies the IP scope was not to certify or approve the design of the barrier but rather to provide Assurance to the district Province and skish nation that the design was reasonable and met applicable professional practice standards BGC engineering are ultimately responsible for the design of the barrier as the engineer of record overall in the I P's opinion the detailed design and supporting documents were reasonable and met applicable professional practice guidelines based on provincial guidelines all new dkes approved under the Dyke maintenance act and this would be considered a dyke they must be owned by local governments so the barrier is considered a Dy and the district is therefore responsible for ownership and operations and maintenance costs and responsibilities so this includes completing inspections annually and after debris flow events vegetation managements on BMS and access roads maintaining the access roads repairing and replacing components of barrier such as the steel beams sediment management and notably post-event restoration so this means L potentially very large scale debris removal following major events and it's been estimated that sediment clean up following a major event would take between five and 10 years and at a significant cost with that I'll hand it over to miss

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Souza good evening everyone first do a mic check is the volume okay yeah okay my name is ran Susa and I'm the director of financial operations at the district I'll first speak to local area service taxes which I'll abbreviate to Las taxes one of the identified benefits of the upper Canyon debris barrier is that the proposed development could fund a portion of the operations of maintenance costs given that it's required from a life safety perspective for the development to proceed in June 2018 Council passed a motion that it is supportive of a shared taxation model the shared taxation model would recover a portion of the cost by leving a lasas tax against the properties located within the boundaries of the local service area in addition to General taxation how this is executed is the electors within the local service area must approve moving forward with this method of Taxation the Community Charter provides different options for obtaining approval of the electors which are either a petition signed by at least 50% of the owners of properties representing 50% of the assessed value of the land and improvements that will be subject to the Las tax or through Ascent of the electors in the local service area I.E a referendum a condition of the Land Development agreement is the submission of a positive local service petition by the developer sssd as such the Las tax will only apply to the new development sssd has submitted a financial model to the district to note the financial model submitted by sssd is in $ 2022 therefore the financial information being presented is also in $ 2022 the costs are categorized into two categories one operations and maintenance and two Capital repairs post-event debris management and debris removal it is estimated that the annual regular onm costs excluding Capital repairs and post-event debris management and removal or sorry excluding Capital repairs and postevent debris management and removal will between be between 390 to $540,000 per year on average Las tax is estimated had an approximate range of $0 to $470 per unit per year and general taxation is estimated at an approximate range of 0 to $540,000 per year which equates to a 0 to1 1.3% tax increase the ranges are dependent on the shared split between the Las tax and general taxation staff recommend establishing a reserve for regular onm costs in the scenario that regular onm costs are less than anticipated the excess would be transferred to the reserve the reserve would be available to fund expenditures in years that the regular onm costs are greater than anticipated the risk to the district is that annual regular onm costs are greater than anticipated and the reserve has not built to a level that can fund the excess costs and therefore the district will need to increase Las tax and or general tax ation to cover the costs major Capital repairs and replacement are largely influenced by debris flow event impacts the financial model estimates Capital repair and replacement costs over 100-year period to be approximately $21.7 million debris flow events are classified by volume class which predicts the volume of debris flow that would occur for a specified range of return periods when the debris barrier filled to a specified volume the on andm manual recommends that the debris be cleaned out to reduce costs of sediment management and maintain tolerable risk levels the onm manual details that cost associated with debris flow removal are in a range of 20 to $38 per cubic meter the anticipated range of post-event restoration costs for debris removal by return period and volume class are detailed in this slide the table in the slide represents the probability that an event or greater event will occur every 10 years for example the probability that a volume class one or larger event will occur within a 10-year time frame is 63% which is estimated to have a post event restoration cost of $990,000 to $1.9 million or is the probability that a volume class 6 event will occur within a 10-year time frame is 0.3% which is estim to have a postevent restoration cost of 53.2 million to $11 million next I'm going to walk through Financial Risk Management which will include a mitigation strategy through provincial indemnification in 2018 staff presented to council that the district could manage the financial risk of post-event restoration costs through Insurance since 2018 further work and investigation has been completed regarding the viability of insurance is assessed year toe and it is therefore not guaranteed over the long term in addition due to the highly specialized Insurance product that is required the pool of insurers is small which increases the risk of insurance not being available over the long term staff with the advice of the municipal Insurance Association of British Columbia do not recommend insurance as a viable option for further consideration to manage Financial Risk therefore the model utilized in 2018 should no longer be considered a viable option rather alternative funding mechanisms to cover potential future postevent restoration costs have been investigated the province has provided information on the emergency and dis disaster management act the potential eligibility for disaster financial assistance are also referred to as DFA while the province has outlined the definition of what is eligible they indicated that they cannot guarantee that DFA will be available as a result there's a lack of certainty on whether debris flow events captured by the barrier would qualify for DFA and at what volume class this leaves a considerable financial gap in risk for the district if the district were to proceed with the barrier and Associated development without having a sustainable financial means to remove debris and restore the storage capacity of the barrier following major events it would be putting more people in a hazardous area on the chekai fan without assurance that the proposed mitigation system can be adequately maintained to manage risk within tolerable levels building a reserve to manage post-event restoration and capital repairs cost is an option the following are considerations with this option an event could occur at any time and therefore could occur prior to an adequate Reserve being built multiple events could occur over a short period of time therefore if the reserve is depleted or partially depleted by an event another event could occur prior to an adequate Reserve being rebuilt debris from an event must be cleaned out to return the barrier to intended risk reduction levels these costs could have considerable impacts on a community with approximately 11,000 taxes repairs this slide represents the taxation impact of each volume class with a 20 to $38 per cubic meter cost at a $20 per cubic meter cost for debris removal a volume class one event has an estimated taxation impact of $990,000 which equates to a 2.3% increase whereas the volume class 6 event has an estimated tax taxation impact of $ 53.2 million which equates to a 124% increase at a 38 per cubic meter cost for debris removal a volume class one event has an estimated taxation impact of $1.9 million which equates to a 4.4% increase whereas a volume class 6 event has an estimated taxation impact of 101 million dollar which equates to a 236 per increase with insurance not an option DFA funding uncertain and Reserve building to this magnitude of post-event restoration costs staff have looked into other options staff have been working with staff at the Squamish Nation to secure a provincial indemnification agreement for Capital repairs post-event restoration costs and debris Management in the event that cost succeed the district's postevent debris management Reserve on May 17 2024 the Minister of Finance provided the district with a letter committing to negotiate indemnification should the chai River Development resoning be adopted although the letter does not provide indemnification at this time it indicates serious int intention from The Province therefore the Land Development agreement includes that a provincial indemnification agreement be approved by Council prior to commencement of construction of the dup barrier or debris flow barrier I will now turn the presentation back to David

0:51:04 (0:01:19)

Rolston thank you in 2018 at the last third reading the district established resoning conditions most of which were related to debris flow Hazard and risk mitigation so that pertained to providing debris flow modeling completing Hazard and risk assessments detailed design of the barrier preparing operations and maintenance manual as well as the associated costs and securing permitting approvals land tenure and providing an operations and maintenance funding model most of those conditions have been addressed with exception to completing permitting land tenure and finalizing the funding model all of these conditions are inter related and their dependent on having an operations and maintenance funding strategy which is contingent on the provincial indemnification that Miss Souza was just speaking to and the province has indicated that they will only negotiate that demn ification after rezoning and so in order to allow for that negotiation staff are proposing to amend the rezoning conditions and the objective of making that change is to allow rezoning to occur but to restrict barrier construction or any developments occurring until all of the original conditions have been resolved to council's satisfaction so

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this is a

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summary of the proposed changes to the conditions the original resoning conditions included securing final permitting approvals final land tenure and a final operations and maintenance funding model which included post-event restoration funding and the revised conditions are to secure draft permits draft land tenure and a draft operations and maintenance funding model and to ensure that barrier construction or development would not proceed until all the issues have been resolved there's been a number of things that have been built into to the Land Development agreement including that the district will not sign the servicing agreement for the barrier would not sign the license of occupation which is the land tenure with the province and would not agree to become the local dying Authority until Council approves the funding strategy including the provincial indemnification for post-event restoration costs for the barrier the Land Development agreement also includes Provisions that would not allow for issuance of building permits until the barrier has been substant ually completed and there would be no occupancy until the barrier is fully complete within the servicing agreement for the barrier final permits would be required prior to receiving permission to construct from the district so there is significant work required after rezoning adoption but prior to barrier construction or any development occurring that includes receiving the provincial indemnification and receiving Council approval for that indemnification finalizing the license of occupation and the servicing agreement and receiving Council approval to execute both of those agreements and receiving Council approval to accept the role as the local dying Authority for the chai barrier so this is a status of the revised resoning conditions essentially everything has been completed to allow for rezoning that includes finalizing the debris flow modeling which has been reviewed by the IP committing to the developer committing to provide that Hazard mapping for public use that has been completed and secured in the Land Development agreement releasing Hazard mapping at no cost and allowing the debris flow model to be used that's been secured in Land Development agreement completing a quantitative risk assessment has been completed and reviewed by the IP completing the detailed design of the barrier as well as Associated studies that's been complet and reviewed by the IP completing a final quantitative risk assessment with mitigation in place and confirming that it meets the District of Squamish risk tolerance criteria and that the development will be safe that's been completed and reviewed by the IP registering the section 219 Covenant on title has been incorporated into Land Development agreement satisfying the need for an independent peer review has been completed through the IP's involvement in the projects and securing draft permits draft land tenure and a draft operations and maintenance funding have all been completed to Mr vincus

0:55:31 (0:01:11)

thank you David so there were a lot of n Hazard related conditions in getting to the adoption but there were a few non-hazardous yeah those non-hard conditions have been addressed and coming back to that slide that we showed earlier where we are in the process it makes a little bit more sense now so yeah we're at public hearing and subject to the results of the public hearing Council can consider third reading and adoption the staff recommendation as captured in the report is to provide information to the community and Council subject to the results of the hearing third reading with conditions for adoption is recommended and finally Council can consider adoption as conditions have been addressed and we now go to the public hearing portion of this meeting thank

Armand Hurford
0:56:43 (0:00:16)

you thank you thank you for that so before we go to the public I'll go to council to see if there's any outstanding questions of clarity before we go to open the public hearing portion councelor

John French
0:56:59 (0:00:33)

French thank you mayor Herford yeah thanks zor my first question is around timing as it relates to when barrier construction begins is there urgency to make a decision tonight and does delaying for a week or more have any potential impacts on the timing of the start of debris barrier

0:57:32 (0:00:21)

construction through the mayor the main consideration for adoption is that is what's needed for staff to speak to the province about the terms for indentification so that can't happen until we have

John French
0:57:54 (0:00:27)

adoption and I'm curious to know what could staff share with us around the impacts of Po potentially rejecting tonight what we have in front of us what would that mean for the existing structures and residents in the Brack Andale

0:58:21 (0:01:09)

area through the chair this was add address in the 2015 assessment of mitigation Alternatives that was prepared by C liel so they recommended that we pursue the upper Canyon debris barrier to see if it's feasible and essentially that's the process that we've been undertaking for the past seven or eight years if it was determined that the upper Canyon debris barrier was not desirable then it would essentially be going back to the next best option that's contained within that report there would be implications that potentially losing Capital funding as well as operations and maintenance funding potential that can be secured through development it would also mean that there would be ongoing risk for residents of brackendale in the meantime until some other form of mitigation was

Armand Hurford
0:59:31 (0:00:04)

resolved one more and I'll cut you off there we go ahead Council French

John French
0:59:35 (0:00:35)

thanks mayor Herford the staff report indicates School District 48 consultation took place in 2018 at that time word from the school district was that the expected growth could be absorbed at the existing School sites in the district so six years have passed is Staff confident that this many years along the school district still feels it can absorb the new residents this development will bring without expanding its facilities and then further should we be checking back with them formally on

1:00:10 (0:01:11)

this through the mayor we haven't checked back with the school district specifically on this public hearing from a procedural fairness perspective we were having to rehold another public hearing because additional was received around the funding options so the intent wasn't to go back and reopen the application and kind of reexamine everything that's led us to this point was to this was to address this specific issue around the brief flow barrier funding but we do have I would say occasional conversations with the school district in and you know other planning initiatives when it comes to school lands and the indication has been you know hasn't really changed since the last time we spoke with them we are planning to undertake an official Community Plan update starting later this year and that will be one of the sort of check-ins as part of that overall ocp process with the school

John French
1:01:22 (0:00:04)

district thank you mayor I may have more question questions later

Armand Hurford
1:01:27 (0:00:09)

well let's see if you left any for your Council colleagues and if they haven't been addressed we can come back to you but so I'm going to go to councelor Hamilton followed by councelor Green

Andrew Hamilton
1:01:36 (0:00:43)

law thanks very much and thanks staff for the very clear presentation on what is a very large project my first question is In The Same Spirit as councilor frenches is there a construction window a summer construction window which if we delay this decision past that point would mean that this project gets kicked a full year down into the

1:02:20 (0:00:22)

future that's a question that's really best spoken to by the proponents and their engineer and their contractor we have received information on that but we're not in the best position to speak to that so that's not a question really for

Andrew Hamilton
1:02:42 (0:00:53)

staff thanks totally respect that there are questions that are in our bag in our court and questions that are in others courts assuming that there is an urgency for the construction timeline on the order to get started on the order of weeks and the fact that the any outstanding conditions are to be resolved to council's satisfaction so any resolutions need to come back to council do we have a plan to get this back to council before whatever construction timeline might be required or communicated from the

1:03:36 (0:01:02)

proponent thank you through the mayor Linda Glend I'm the chief administrative officer at the district and I am supporting staff on this file this file has been prioritized for particularly a number of months once we knew we had to come back to public Hearing in terms of a different funding model the work that we're doing with the province and to finalize the commitments that need to be met to come back to council are absolutely being prioritized and essentially it's ASAP frankly it will depend on work with the development partnership and finishing the servicing agreement it will depend on how long it takes to negotiation negotiate indemnification with the province to council's of satisfaction I am working with mayor Herford and those that deal with the agenda to make sure that we prioritize and get this in front of council as soon as everything is ready it may require a different night than a Tuesday but that is part of the plan thank

Armand Hurford
1:04:38 (0:00:02)

you yeah go

Andrew Hamilton
1:04:40 (0:01:01)

ahead thanks in all of the reports we focus a lot on what's happening within the district and I can see why because we are the municipal government I didn't see much about risk to Highway 99 and I would see that as a significant provincial risk right the floods of 2021 they've cost the province approximately a billion dollars to repair the roads and bridges and infrastructure so you'd think the province would be very interested in protecting that bridge that connects all of the Sea to Sky north of Squamish has a risk assessment been clearly made on that bridge that Highway 99 bridge that goes over the chai

1:05:42 (0:00:45)

River the chair the risk assessment considers people within buildings it doesn't consider people that are out in the general public and so in that sense it doesn't it doesn't consider the risk to loss of life for people who are on the highway Hazard assessments can estimate the impacts and consequences that it would have on a bridge and we know that a major debris flow would shut Highway 99 down for an extended period of time and so that's the extent to which that has been assessed at this point and there have been discussions with the province regarding the impacts of the debris flow on the highway and that's been part of the discussion in trying to seek a provintial

Andrew Hamilton
1:06:28 (0:00:08)

indemnification great thanks very much hopefully that the risk to Highway 9 makes it very clear that the to the province that this is also in their best

Armand Hurford
1:06:37 (0:00:11)

interest thank you I that point I believe has been raised consistently since the onset of this project and lightly and likely before that councelor

Lauren Greenlaw
1:06:48 (0:00:14)

greenl thanks through the chair thanks to staff for putting together this presentation tonight I was wondering if staff could speak to any alternative mitigation ideas and the feasibility thereof that have been

1:07:02 (0:01:21)

explored chair the assessment of mitigation Alternatives that was completed by Ked lella looked at eight different options included barriers in different locations it included numerous different berm alignments it included widescale Retreat as well as channelizing the chai River essentially creating a much wider and deeper Corridor that debris could pass through reducing the risk of an evulsion so those Alternatives were all evaluated using numerous criteria kind of a triple bottom line approach social economic environmental consequences and impacts associated with each ultimately the upper Canyon debris Barrier located at the apex of the fan was recommended as the preferred option for the district to pursue again because of the capital costs being funded potentially through a development proponent as well as operations and maintenance costs and also because it is located at the apex of the fan it protects the greatest area of the fan many of the other mitigation Alternatives were lower down on the fan and so didn't protect certain areas so having the debris barrier right at the top provides the greatest degree of protection and for those reasons that was recommended as the preferred

Armand Hurford
1:08:23 (0:00:04)

alternative okay C penil oh sorry did you have a follow-up

Lauren Greenlaw
1:08:28 (0:00:04)

councelor yeah just go ahead

Armand Hurford
1:08:32 (0:00:06)

okay we we'll get another we'll go do one round before we go back before we go to the public but I'd like to get there councelor

Chris Pettingill
1:08:39 (0:00:42)

penel yeah thanks I noticed in a number of the parcels they are zon for single detached units and I understand that we are focused on the change in funding and so we didn't change the details of the zoning but if I'm correct Bill 44 from The Province actually allows for greater density and wood in any resoning and that's just the nature of Bill 44 is that accurate so some of the items some of the parcels were have been that have been designated as detached would actually Bill 44 would to some degree override

1:09:22 (0:00:33)

that through the mayor we are seeking an exemption to build 44 in Brack andil because of the chk the brief flow Hazard and the extreme flood Hazard that we have in the area now once the mitigation structure goes in that will probably change but for the time being we don't we don't see Bill 44 affecting these lands

Armand Hurford
1:09:55 (0:00:08)

any further questions on this side no councelor French I had you and then councelor green law if you have another we'll go back to you go ahead

John French
1:10:04 (0:00:24)

thanks mayor I've got one more is the future planned work to create a landfill for the District of Squamish dependent upon construction of this debris flow barrier so I want to understand what's the interplay between the proposed barrier and landfill expansion if there even is interplay

1:10:28 (0:00:49)

the chair there has been risk assessment as part of ongoing early design of a potential landfill expansion and transfer of risk has been evaluated so expanding the landfill and the impact that could have on other lands having a debris barrier in place reduces the amount of debris flow that would reach the landfill and the landfill expansion and so therefore it significantly reduces the potential for transfer of risk so it's it has a bearing on the potential landfill expansion but is not necessarily 100% tied to each other or a requirement thank

Armand Hurford
1:11:18 (0:00:03)

you eler

Lauren Greenlaw
1:11:22 (0:00:13)

green yeah I have a question about the development itself I was wondering if there had been any consideration given to impacts on Wildlife corridors on the

1:11:35 (0:00:33)

area through the mayor there have been reports done there's been a biological inventory that's done that's attached to the to the staff report we lack in The District in general we lack information about wiif corridors that has is a project that we are currently working on a larger scale with our regional Partners so from that perspective it's sort of that study has to be done first before we can really look at Wildlife corridors through the

Lauren Greenlaw
1:12:08 (0:00:20)

district and then going back to the debris flow barrier itself at what point are the sorry if I missed this in the presentation but at what point are the are the affected electors within the local service area approving the method of Taxation for the operation and

1:12:29 (0:00:45)

maintenance through the chair that's being negotiated as part of the services agreement and currently it's proposed that the land owner would need to consent to the local area service prior to receiving substantial completion which is a designated Milestone for the barrier and the point when building permits would be issued so prior to any building permit issuance the land owners would be required to consent to a local area service and that local area service would need to be collecting taxes prior to the final completion or prior to occupancy of any de units within the proposed

Armand Hurford
1:13:14 (0:00:23)

development and just for further Clarity there on this on this point if I can at this point that would be exclusively properties in the de in the development so at this point there's one Lander rather than the 1,200 units that would need to approve it in future or any in the existing neighborhood is that can you confirm that I have that

1:13:38 (0:00:20)

correctly that's correct and I also wanted to just clarify too that the servicing agreement is still under negotiation and will be brought back to council for authorization to execute that agreement so the terms of that Agreements are not finalized at this point and could be subject to

Armand Hurford
1:13:58 (0:00:04)

change okay thank you sorry councelor G do you have a

Lauren Greenlaw
1:14:03 (0:00:23)

followup yeah I was also wondering if staff could speak to the reasoning behind re the revision from the receiving the final operation and maintenance funding model including the postevent restoration funding to receive the draft for the operation and funding model

1:14:26 (0:00:25)

it's considered that what we have received to date satisfies what the draft operations and maintenance funding model but without having a mechanism to fund restoration post-event restoration cost which is contingent on that provincial indemnification that's the piece that would be required prior to considering a final operations and maintenance funding model to have been

Lauren Greenlaw
1:14:52 (0:00:18)

prepared and I have one final question is there any concern among staff for who and how the operations and maintenance will be will be done by like are we are we able to fill that role will be will we be cons hiring Consultants how does that

1:15:10 (0:01:05)

looks through the chair some of the smaller maintenance items such as vegetation management maintaining access roads more regular maintenance would be completed by public works there would be additional staff required in order to fulfill those requirements U that would be funded through the operations and maintenance funding model that Miss Suza spoke to for large scale post-event restoration that would certainly require specialized contractors to complete for any major Capital works such as replacing the steel beams this is specialized more complex work that would be tracted out annual inspections post event inspections would all be completed by Consulting Engineers hired by the district and again funded through that operations and maintenance Reserve so i' would say regular more simpler tasks would be completed by the district and anything of a more complex nature would likely be contracted

Lauren Greenlaw
1:16:16 (0:00:01)


Armand Hurford
1:16:18 (0:01:03)

thanks thank you and before we go to the public just a quick question of my own we've heard a lot tonight already about the development itself and the and the next steps if this is to advance in relation to that development I think one of the most interesting things about this is initiative is that the co- benefits to other areas of the community and the protection it provides could provide to areas that aren't or that are currently experiencing extremely high risk so what are the next steps for in that regard if this is to advance to understand what is appropriate in those areas as a lot of these areas have had a tremendous amount of restrict development restrictions applied to them historically and so what happens there and where what staff thinking would be NE potenti next should this advance in the areas outside of the particular development that we're contemplating this

1:17:21 (0:00:45)

evening the chair I think this is a probably a two-part answer that I look to Mr vincus to speak to the planning components from a hazard and risk assessment perspective our official community plan has policy guidance that when Council approves a mitigation strategy that we prepare a new development control policy on the chaien and so that's where we would look at what Li uses may be possible when a debris barrier has been built and what can be how can land be developed in such a way that we maintain risk within tolerable levels on the cheek I fan and I'll hand it over to Mr vinus to speak

1:18:07 (0:00:01)


1:18:08 (0:00:19)

planning thank you so the second piece of that is we do have policy in the official community plan that directs us to work on a subbera plan for the chai fan overall for the brief flow area use and what the opportunities

Armand Hurford
1:18:28 (0:00:59)

are okay thank you for that all right well now we're going to start the public portion of this of this evening so thank you staff for the presentation and all the answers thus far so as we get underway here for all speakers please approach the podium over the side here and start your remarks by clearly stating your name and neighborhood each speaker will have up to three minutes to address Council first I'd like to invite officials from the squish Nation to comment on the proposed zoning and first on my list and first standing is Calum who is the council chairperson and next is Wilson Williams spokesperson as well if you push I think we're might be in manual there you go

1:19:27 (0:04:00)

this is what we call a Mia in my language means belly button greetings to each and every one of you just thanking you all for this opportunity to be here I do want to raise my hands acknowledge the respected leaders our elders my community members I have a number of Elders from the Squamish Nation who are here as well as well as all of the Squamish people that might be watching this online either right now or after I am the my name is col salum I'm the elected chairperson of the Squamish Nation Council elected in 2021 studying with my colleague swon who's our council member and spokesperson and we are here today to speak on behalf of the Squamish nation and our interests in advancing this really important project that we see as critical to the relationship between the Squamish nation and the District of Squamish I'm going to pull out my notes which I don't normally use but to emphasize the importance of this decision to the Squamish Nation I wanted to make sure I covered all of the points that we wanted to raise so as you know the risk of the chai fan debris flow Hazard poses a significant threat to the people and infrastructure within the chai fan area District Squamish and the Squamish Nation must view this risk as unacceptable this Hazard impacts existing developments such as hom Schools public infrastructure and future development but most importantly to the Squamish Nation this area includes several Squamish Nation Villages including chai welum and Cain this includes hundreds of Squamish families and community members Squamish people sish people who live within this risk area if construction of the ey debris barrier does not convin immediately these villages will remain unprotected putting lives property and land at continued risk in addition to those challenges that we face I would also speak to other interests as the Squamish Nation as a government with jurisdiction within this area that there are significant risks in not being able to move forward in the construction of the debris barrier we've been waiting many years to be able to move forward on this there are significant permits federally provincially that are tied to the construction timeline that is involved here and in addition I want to also acknowledge and hold my hands up to the province of British Columbia for their steadfast support of working with the Squamish Nation to advance our interest in this project and I think you will see the reflection of their support for Squamish nation in the fact that they've made indemnification a contingent on this resoning so that we have their support to request that the District of Squamish allow for this project to proceed to that next stage we've been very engaged with the province on this so that they are fully aware of and have become very aligned with the Squamish nation's interest in this regard but most importantly I think it is a testament to the spirit of reconciliation to understand the interests of us as a first st's government and to see those interests as align in the decisionmaking processes that need to be moved forward and I applaud The Province for approaching it from that standpoint where they have taken the steps to understand our perspective understand our interests and are taking steps to support us in resolving those interests in a way that moves us forward so I in closing because my colleague and our spokesperson will speak to more on this you know on behalf of the Squamish nation and our people we formerly request that the District of Squamish adopt the necessary zoning and allow construction to begin as soon as possible a favorable decision is critical to our government to government relationship as any short of approval will seriously harm the needs of the Squamish Nation

1:23:28 (0:05:40)

thank youm good evening good evening District Council and staff and our local residents and also paying respect to our scope Mish people that are here tonight and watching online or listening near and far to add just to add a few comments to C alim's words just want to pay respects to our leadership as well with the scush I'll hit rewind there and identify myself formally my ancestral name is swon I carry that name which is comes from the village of yapsam just down the road for my father's lineage just right by the Squamish River my English name is Wilson Williams it's an honor to be here tonight I also want to acknowledge our past leadership of the is our community it's our people it's how we move forward it's a word hard to Define in today's context in English but means us United as one really want to pay acknowledge to you know when this project started in our past leadership but I want to go further back to our forefathers Seven Generations ago who forewarned us of such catastrophes of the hundred-year flood the climate issues we are having today with the impacts but I really want to share I do have notes because we are speaking on behalf of our leadership who endorsed some of our speaking notes tonight you know just to get in detail before I summarize efforts and collaboration are at the Forefront today and it's time it's a timing of how we move forward together the Squamish nation's partner skish ceas to Sky developments has shouldered the cost and responsibility of conducting a rigorous independent review process to select design and permit a risk mitigation solution in respect to the chekai debris barrier the District of Squamish has been involved in this process since the commissioning of the expert pan panel in 2013 and has remained active actively involved since the third reading was granted in 2018 with the establishment of the executive committee and independent engineering review panel we appreciate sorry my picture we appreciate the recent collaboration between our governments which has brought us to today's public hearing and I will Echo calum's words as we request support request for support we as we strongly urge the district council and staff to support the adoption that is in front of us today we look for continued collaboration as we move forward because I guarantee this won't be the only challenge we face in our growing yet beautiful Community our governments must continue to work together on this and other initiatives such as servicing dying landfill and Airport developments and Etc we look forward to furthering discussions through our Squamish strong protocol development I was there that day so I'm very passionate when I say that and develop an efficient process for decision- making within our respective jurisdictions all in pursuit of a collective objectives and closing I want to just hold my hands up to all of you for paying attention but being here tonight as we balance risk which hinders decision making but are we are being leaders today of how tomorrow paves for us whether it's as people our families the growth of the community the vibrancy of the community we have to protect our people our Villages our natural resources so this is part of planning ahead the urgency to alleviate anxiety amongst our citizens our people in their homes is one thing but the survival of our people for generations to come is priceless yet needs to be done I share that I carry teachings of our people but also carry a voice for our people and I thank you for your open heart and mind tonight chinman me up I'll see

Armand Hurford
1:29:08 (0:00:26)

you thank you very thank you very much next I'll ask a representative from the de from the developer to or the applicant in this case to approach Mike and address Council and as we do that I will mention that following that everyone else will be given the opportunity to speak

1:29:34 (0:02:34)

over to you sir John Matthews president of Matthews West in partnership with the Squamish Nation through skish sea dis Sky developments oh is this any better all right it's like 10:40 a.m. coming in nice and Scratchy all right this is my home this is my team's home we are lucky enough to call Squamish home the unseated territory of the Squamish nation and we are proud to be partners with them on this project and have been working hand inand with and the District of Squamish for the last 10 years on this critical Life Safety project we don't take our role as a developer in this town lightly the projects that we do we understand to have a lasting impact here particularly this one which is offering a solution to a much a much needed problem and I hope that's evidence through the work that we've delivered on the ocean front to date through the park showing that we are committed to Excellence and everything we're doing and that's because this is where we'll be raising our families this project has seen an unparalleled amount of cooperation between the district The Province the Squamish Nation taking it from the very first steps of design through permitting and this project is now Advanced to a space where we have 100% construction drawings that are permitted and ready to move this project is critical to our town and needs to move forward with a sense of urgency every day wait is a day longer that we are leaving our community at risk further to that this project also offers a solution to a serious housing crisis that we are facing not only in the province but particularly within our town and moving this forward allows us to review add a substantial amount of housing to the housing needs of our town so I do urge Council to move forward with that in mind and knowing that there's been a lot of work that the Squamish nation has put in and your staff has put in with the province to ensure that there's additional security as this project goes ahead so thank

Armand Hurford
1:32:09 (0:00:59)

you thank you very much so now we'll go to the public portion of this evening and first I'll call the names of those individuals that have registered in advance we do have a speakers list and please approach the podium when your name is called I'll remind you this is your opportunity to address Council and if you pose questions I will stop every so often after every after a few submissions to see if Council would like to follow up with staff on any of those questions you POS so if you have outstanding questions that's what the expectation is of how they'll be addressed so that you can make the most of your time in making your submission to council so first on the list we have jessame FZ am I saying your last name

1:33:08 (0:03:25)

freeze evening my name oh to the approval over here is that loud enough thank you my name is j and I live in the chai neighborhood I am the owner of sunwolf Riverside Resort thank you all for having me tonight I'm speaking on behalf of both sunwolf and ferges Cafe also as a resident of the chai fan and the mother of three young children who are growing up living on the fan for me tonight is an incredibly exciting moment sorry that's exciting moment in a process that I've watched evolve for over a decade I'm strongly in favor of this development which I see as a clever way to protect all the many people already living working recreating and learning in the path of a potential debris flow I would like to say a huge thank you to the Squamish Nation for taking the initiative to protect their citizens living in The Villages that are located on the fan and in doing so protecting my family my employees my guests the residents of brackendale and the children of brackendale Elementary and Don Ross Middle School I talk about this project a lot because it will have an enormous impact on my life so I know that there are people who are concerned about the cutting down of trees and about development in this town in general and I do understand those concerns but I also believe this the chekai development is very different to the other development going on in our town this project has been conceived to solve a significant problem a problem that every person in Squamish will have to face if this development does not get approved and does not get started soon while the permits are valid it is not just a problem for those of us living or working on the fan the majority of children growing up in Squamish will spend three years of their lives in the firing line of this debris flow whilst attending Don Ross that means that if an event does happen every neighborhood in this town could suffer the loss of children and when you include those at Bracken ele Elementary I believe we're talking about over a thousand kids and the expert review panel has said that the district has got to do something to protect the existing development so if this project does not get approved then it will fall on every citizen of Squamish to either fund and maintain some form of debris flow protection or potentially even more expensive pay for expropriation of existing development I understand that giving the final approval on this project is a really big deal the barrier would be one of the largest of its kind in the world and there are significant challenges in figuring out the funding model for the maintenance of the barrier but the challenges to be overcome pale in the face of the potential human cost of not building it which I believe has been estimated right now at 1200 lives it's been 10 years the expert panel has reported the modeling has all been done the design is complete and the permits are all in place from where I'm standing it seems like everything is ready to go and the most tragic thing that could happen now is that a big event hits and we aren't quite ready so I really hope that after tonight we can finally get the ball rolling and the developer can get shovels in the ground thank

Armand Hurford
1:36:34 (0:00:14)

you thank you next up on our list we have Grant mcru and David Wilson will be

1:36:48 (0:03:20)

next thank you very much my name is