Salmon Arm counsel votes yes despite concerns over flood risks…

Centre gets city approval
By Lachlan Labere
Salmon Arm Observer
July 13, 2011

An outpouring from academia failed to keep Salmon Arm council from approving a development permit relating to flood risk on the proposed SmartCentres property.

Council’s decision came Monday evening following two back-to-back public hearings that lasted four-and-a-half hours. The first hearing related to a development permit application that determines the form and character of the shopping centre development at the west end of town. The second hearing was for a Hazardous Areas Development Permit, which determines whether the site can safely be used for the intended purpose.

Council unanimously approved the first permit. The second, however, saw Couns. Ivan Idzan and Ken Jamieson opposed, and Couns. Alan Harrison, Kevin Flynn and Debbie Cannon, and Mayor Marty Bootsma, in favour.

City staff supported both permit applications and related variances, with conditions tied to each. These included a recent condition tied to the second permit, relating to new flooding information that could impact the northwest part of the property.

‘Over the last couple of weeks, the Ministry (of Environment) has received some additional information in the form of a formal complaint: and at this point in time, they are currently reviewing a portion of the property, said city development services director Corey Paiement. As part of that, the hope was that the ministry could make a determination prior to the hearing, but what they have determined was the applicant and their consultants will have to do some additional work to see if the Riparian Areas Regulation applies to that portion of the property, and if that portion of the property is an active flood plain or streamside protection enhancement area.

The condition requires the applicant to do any additional work determined necessary by the ministry.

SmartCentres site manager, Nathan Hildebrand, said hes met with the ministry to discuss the matter.

We are committed to go out and undertake further investigation, said Hildebrand. That may result in changes, that may not: If there are changes that need to be made and we arent able to construct, essentially the extension of 30th Street, our site plan can function without 30th Street.

The majority of the evening meeting was in the publics hands to voice their opinions on the two permit applications. While SmartCentres had its supporters in the audience, the podium belonged to those concerned or critical of the development.

First to speak for both hearings was Neskonlith Indian Band Chief Judy Wilson and Switzmalph Cultural Society president Bonnie Thomas. Wilson emphasized that, to date, the city has yet to engage in proper consultation with the band, and instead has communicated through letters, largely legal in nature. Thomas implored council to consider the rare species of plants and animals that currently reside on the subject property. Wilson and Thomas referenced two professional studies of the SmartCentres property that confirm the significant importance of the ethnobotany of the Salmon River Delta, and call for further study of the land.

Throughout both hearings, flooding data provided by SmartCentres contracted consulting engineer, Stantec, was challenged by professionals in the audience, including soils and vegetation specialist Alex Inselberg and professional engineer Calvin VanBuskirk, who suggested the city could avoid future flooding challenges with the creation of a channel that would run under the Trans-Canada Highway and along that northwest portion of the SmartCentres property.

We can run it through here, an open channel, and right back into the river and essentially have a massive reduction in flood hazard risk in Salmon Arm, said VanBuskirk, maintaining the channel would safeguard the town at a very nominal cost compared to cleaning up after a flood.

Along with the advice, council and the applicant received significant criticism. Diane Ambil expressed her disappointment with council not having consulted with the Neskonlith. Others, like Warren Bell, argued a flood plain risk analysis needs to be done before a spade is put in the ground.

With the quality and quantity of conflicting technical information, Coun. Ivan Idzan said he would not support the permit application. Jamieson commended SmartCentres for their tenacity in working to make the project happen, but said what they are trying to do on the site is not what he wants to see happen.

Coun. Alan Harrison said he respected all the opinions provided but, in the end, his vote to support the permit was based on what he has seen at the site over the 40 or 50 visits hes made, along with the recent fly-over he and council made. Harrison said the development proposal represents compromise, with 48 of the 67-acre lot being preserved in its natural state. He described the 19 acres to be developed as harsh land, with a consistency like concrete.

Cannon agreed that city council and the Neskonlith band need to come to the table and discuss what a proper consultation looks like. However, she said she sees no problem with development proceeding on the SmartCentres property.

Hildebrand said construction could begin as soon as August, with completion expected in November 2012.