After more than a decade, the Cheekeye River Development with its associated $89-million debris flow barrier has passed some of its biggest hurdles on the road to becoming a reality.
On Tuesday, June 11, following a public hearing, Squamish council unanimously approved the third reading of the Official Community Plan amendment and zoning bylaws needed for the significant project and then unanimously approved the adoption of both.
The project is led by Sqomish Sea to Sky Developments, which is a partnership between Sḵwx̱wú7mesh Úxwumixw (Squamish Nation) and Squamish-based developer, Matthews West, which is also responsible for Oceanfront Squamish.
The development lands, which are primarily owned by the Squamish Nation. are located on both sides of Ross Road, between Highway 99 and Government Road, on the Cheekye Fan debris flow area of Brackendale.
(Both the spelling Cheekeye and Cheekye are used by the government and locals. We use Cheekye as a default, but use Cheekeye in reference to this development’s proper noun.)
The original applications for this project were submitted in 2013.
Since then, numerous public consultation meetings and public hearings have been held for this development, most recently on June 11.
(Locals may recall that council passed third readings in 2018 for this project, after a public hearing. However, because of the amount of time that has elapsed and new information gathered since, those readings were rescinded in April of this year, to make way for last Tuesday’s public hearing and a new round of third readings.)
The project includes 537 single homes and 678 multi-unit dwellings, for a maximum total of 1,215 units.
There will also be an area where tiny homes are permitted.
The housing will include 85 affordable and 85 market rentals.
There will also be commercial space and a child care facility, with a possibility for community care, assisted living facilities, and school uses on the land.
There will also be an enhanced trail network within the neighbourhood.
"The adoption of the Cheekeye rezoning bylaw is a monumental achievement for our community. This project will significantly enhance the safety and climate resilience of several Squamish Nation villages and the Brackendale community at large," said John Matthews, president of Matthews West Developments Ltd, in an emailed statement to The Squamish Chief after the council meeting.
"Beyond the vital protection the barrier offers, the development will also provide much-needed housing, daycare space, green spaces, and a dedicated trail system, including the connection of Cat Lake to the Four Lakes trail network," he added.
"This project brings together three levels of government—the District of Squamish, the province, and the Squamish Nation—along with a private company, to create a truly novel solution to a problem that has been unsolvable for decades. This milestone, reached after 10 years of dedicated effort and collaboration among these groups and Matthews West, is a testament to the power of trust, teamwork, and perseverance."
Also after the recent council meeting, referring to the debris flow barrier, Sxwixwtn, Wilson Williams, Nation spokesperson and council member, told The Squamish Chief that this project is of "critical importance to the Nation."
“After almost 10 years of reviews, public hearings, and debate, we are thrilled that the District of Squamish has finally recognized the critical importance of this infrastructure project," he said.
"Delaying this project any further could result in catastrophic outcomes for people and properties. We sincerely hope Squamish Nation’s partnership, Sqomish Sea to Sky Developments, can now move forward with beginning construction this summer for the safety and well-being of everyone in the community.”
Why a debris barrier?
A barrier is needed to protect both the new people who will live in the housing provided by this project and those who already live there.
Studies have shown that the region is subject to debris flows from Mount Garibaldi that pose an “intolerable risk” to human life.
Debris flow is a river of rock, earth, and other debris mixed with water, whereas a landslide is a mass of rock, earth and the like moving down a slope.
According to district staff, the debris flow barrier, to be built by the developer, will be among the largest of its type in the world. It will be located on Crown land in the Squamish-Lillooet Regional District in the Cheekye River near the apex of the Cheekye Fan.
It will be a 24-metre-high, 200-metre-long, concrete structure with a six-metre-wide vertical slot in the middle. Eight steel beams will be inserted into the slot to capture debris during extreme debris flow events.
While the developers are paying the cost of the barrier, due to provincial government rules, the District assumes ownership of the structure as a dike, including operation and maintenance responsibilities, once it is built.
Operating and maintenance costs will come to an estimated $390,000 to $540,000 per year.
It will take two to three years to complete construction of the barrier.
Amenities
In addition to paying for the debris flow barrier and the affordable housing units, the developer offered other amenities, including $1.5 million in cash, a car share and electric charging stations, Ray Peters Trail upgrades, and the transfer of the Brackendale Farmers Institute Park to the District from the Crown, worth $1.75 million.
SORCA
The developers reached an agreement with the Squamish Off-road Cycling Association (SORCA) to fund trail network adjustments and improvements to accommodate the debris flow barrier construction.
“SORCA has been working closely with Sqomish Sea to Sky Developments (SSSD) throughout the planning process for the debris barrier project and Cheekye Neighborhood. Squamish’s trail network has and will continue to change as the town continues to grow,” said SORCA executive director Ian Lowe in an emailed statement to The Squamish Chief.
“The approach that SSSD has taken in their engagement with SORCA for these projects is an example of how partnership and collaboration can ensure that change within our network is thoughtful and positive,” he added.
“While there will be disruption to the trail network during construction, SSSD has committed to a trail mitigation strategy that we jointly developed. Additionally, SORCA and SSSD have entered into a licence agreement for the Cheekye Fan area and are actively discussing constructing a new trail in the area. The agreed mitigation strategy will not only minimize disruptions to the network, but see some exciting improvements. SORCA’s engagement with SSSD throughout the project has been, and will continue to be, based on our recognition of the Sḵwx̱wú7mesh Úxwumixw’s right to self-determine how their lands are used and to benefit from those lands for current and future generations.”
Public hearing
The majority of the comments at the public hearing were in strong favour of the development.
Nation council chairperson and spokesperson Khelsilem told the District council that both governments need to view the level of risk for current residents in the region as "unacceptable."
"This hazard impacts existing developments such as homes, schools, public infrastructure and future development, but most importantly to the Squamish Nation, this area includes several, several Squamish Nation villages," he said.
"This includes hundreds of Squamish families and community members ... Skwxwú7mesh people who live within this risk area. If construction of the Cheekye debris barrier does not commence immediately, these villages will remain unprotected, putting lives, property and land at continued risk…. We've been waiting many, 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."
Jessamy Freese, spoke in favour of the development on behalf of Sunwolf Riverside Resort and Fergie's Cafe, and as a resident who lives on the Cheekye Fan with her three children.
"I talk about this project a lot because it will have an enormous impact on my life," she said. "I know there are people 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…the Cheekeye development is very, very different from the other developments... This project has been conceived to solve a significant problem," she added, of the danger of a debris flow incident.
The negative comments expressed by a few speakers at the public hearing were not directed at the barrier but around the housing portion of the project, which a few said would lead to a loss of habitat and increased traffic. Another concern was the lack of amenities, such as a new recreation centre, being provided.
Council sees the urgency
Before voting in favour of the motions at council, all members spoke to the necessity and urgency of moving the project forward.
"I think it's important not to belabour this. I think we have been waiting on understanding that there's viable financing for the maintenance, and [it] seems to be we have a way to secure that, and so I think we should be supporting this and moving forward ... It is time,” Coun. Chris Pettingill.
Coun. Lauren Greenlaw echoed the support, noting the benefits outweigh the negatives, particularly when it comes to how the project relates to the Nation.
"It is a critical piece in supporting Sḵwx̱wú7mesh Úxwumixw in making some small reparations for the damage that has been done by our governance, historically," she said.
What is next?
Now that these pieces have been approved, the project will come back before elected officials at a future council meeting for approval of the provincial indemnification funding model for debris clean out; for council members to authorize the signing of the license of occupation and servicing agreement, and when council passes a resolution to become the local diking authority.
Before construction, the developer must meet all conditions set out within the servicing agreement, such as submitting final construction drawings and obtaining insurance.
For more information, see the June 11 staff report to council, or the council meeting in its entirety on the District’s YouTube channel.
*Please note that this story was updated after it was first posted to add a requested statement from SORCA.
