By Gagandeep Ghuman
Published: March. 31, 2012
Brackendale residents grilled developer Jason Wood at a meeting held to discuss the 24-home duplex subdivision at the Brackendale Art Gallery on Tuesday, March. 27th.
Jason Wood is proposing a 24-duplex home subdivision at the end of Brennan Road, close to the Fisherman’s Park.
Residents living close to that proposed development, most of them home owners from Brennan, Lawson, and Carmel Roads are concerned about new homes on a flood plain.
“This is low density housing on a flood plain,” said one resident.
Much of the simmering tension in the room came to centre on water drainage issues in an area that saw the worst of flooding in 2003.
The 3.84 acre property Wood is proposing to develop is a barren piece of land which currently has a single-family home on it.
Once that now-barren land is paved and rendered impermeable, the residents fear excess water in an event of a flood would simply find its way into neighbouring homes.
The developer says he has a solution. He plans to divert water from his subdivision into a culvert that would drain it out to Judd Slough.
He also proposes to build two detention tanks that can hold 35 cubic metres of water. In the event of a storm, the detention tanks would hold the water that will be slowly released into the slough.
“Most of the time those detention tanks would be sitting empty,” Rivendale’s engineer said.
The idea didn’t cut favour with the residents and they bombarded the engineer with questions.
“What happens if the tank overflows? How many days of rainfall would it need to fill the tank? What happens if the ground water comes above ground,” the residents fired back, leaving the engineer flustered.
In the end, the developer said he will investigate the issue and present the residents with a new report.
Beverly Carson, whose house backs on to the proposed development, said the new homes would invade her privacy and block natural light from coming into her home.
“People living there would look right into my backyard,” she said.
Residents also questioned the traffic increase in the neighbourhood and whether access to the property would be through Larson or Brennan Road.
The developer has said before he doesn’t need to do another traffic study because a 2006 study suggests Judd Road is deficient for pedestrian traffic.
“But that study is old,” said one resident, “There is lot of people coming to the Fisherman’s Parks with their kids and their dogs.”
Wood said it’s pertinent to mention that he’s only developing 40 per cent of what is allowed. He is allowed to put 68 units, but he is only putting in 24.
“You won’t find a lot of developments in Squamish where one-third of space has been left for as a green space,” he added.
Richard Stockli says
I think Mr Woods has thought of the existing residents more than his own pocket book unlike what most developers would have. The existing residents are lucky to have this developer building these units rather than another developer building the 68 units allowed. They should consider themselves fortunate because a development will go in eventually at that location.
Stéphane says
Actually, Mr. Woods is building to the maximum foot print he could possibly use and more since he is asking for three set back variances in addition. You are right in that it could have been 28 smaller duplexes, but he explained that he can make more money selling larger duplexes. Because of the low water pressure at that location the townhone zoning for 68 units could never happen. That is what has sent all previous developers away from that property.
B. Carson says
Really! Actually, on closer examination…the Brennan Road Property can only fit some of waht Wood is proposing as he has failed to let people realize that most of his Green Space he is referring to unbuildable space due to hydro right of ways , dyke easements and the drainage pipe running diagonally through the entire property. That is why he is asking for a variance and plans to build row housing if he cannot have a variance okayed!
Chris says
The DOS water supply for Brackendale could be referred to as inadequate for the purpose of fire provision, in relation to current bylaws. In the latest DOS infrastructure review this has been identified as a priority for 2012 and an upgrade will likely be implemented. This upgrade will have two effects: One, provide more flow for the current residents including town house developments such as The Paddocks and two provide enough flow for Rivendale to build townhouses should they desire. In summary, 65 – 600 square foot townhouses are well within acceptable zoning allowances.
Stéphane says
Gagan, what Jason noted from the 2006 study was that pedestrian infrastructure on Judd road is “deficient”, not “underutilized”. That’s also what appeared on the screen during his power point presentation.
Also, you failed to mention his request for 3 set back relaxations. I think these are very important issues. Neighbours bought there knowing there would be high density development on that land, but also knowing they were protected by a set back. Its not fait to change the rules on them.
Gagandeep Ghuman says
Yes, indeed, the issue of setbacks was raised. Glad you brought it up. Feel free to expand the issue here. Let me have a look at the Traffic study and I will make that change too. Thanks
Elliot says
There will be some system upgrades that result in a big benefit for the other existing local homes; so count yourself lucky! All this griping smacks of selfishness. Why can’t other people come live down there too? Thank you Diamond Head for creating a wonderful affordable home product for young families. I will be buying one Stephane, so that’s one less vehicle travelling on Judd to get to Fisherman’s Park, and one more bike travelling the flatlands (since the hill up to Valleycliff makes me ride less often). I hope you are a gracious hospitable neighbour like those of us (in VC) who have been over the years, toward all the new residents in new houses up here!
Stéphane says
Elliot, I am supporter of this project. Everyone I have talked to will tell you that I am quick to point out all the merits of this project. Please dont take it the wrong way if, as neighbours, we ensure all projects around here are the best they can be. And when you move to your unit in Rivendale and a neighbour wants to half the setback giving onto your yard, or build something tall that will shade your property most of the day, (as is currently the case with Rivendale) I and others will be there to support you in your plight. You will see, we are a pretty friendly bunch here in Brackendale, just like in the rest of Squamish.
Glenne Campbell says
For a renovation and building contractor, mr Woods has found quite the marketing pitch to support his developer goals. Imagine declaring that your project is environmentally friendly by flushing asphalt, roofing, and concrete laden runoff into Judd Slough. ( and possibly the other way to Horse Creek ) both salmon and trout bearing waterways.
Imagine suggesting traffic will not be impacted – pedestrians ,strollers , bicycles certainly will. How many vehicles? Wasn’t there just a story about insufficient parking at a townhouse complex on Willow Cres, pitting neighbor against neighbor
against muni hall? Where will the overflow go at this blind dog leg cul de sac. Surely not onto Fishermans Park(ing)- where will the tourists park, the huge tour buses turn around, the rafting companies back up the dyke, the campers level out overnight, the emergency and municipal trucks approach the pump houses……
Imagine suggesting a park – a green space- under hydro lines, when you could walk or cycle another two hundred yards to the real outdoors.
Imagine urban dwellers requiring affordable housing ( read young families) on the edge of a very wild place where wild animals inhabit due to fresh water drinking holes…..a young child was attacked just off this property a few years ago.
Imagine municipal bylaws and Smart Growth on the Ground Policies
being altered to accommodate development which contradicts everything Squamish purports itself to be.
Imagine high density development near commercial zones, transportation corridors, and congrous communities. That is what the text books call for. That is why Downtown Squamish gets great attention and development. And it’s flat!
Imagine a neighborhood at full capacity. Supply vs demand equals price. What does this do to existing home values?
Imagine the banks. The builders, the contractors. All with their hands out. And only on a scale of one bottom line profit.
Imagine telling everyone it’s going to be great, irregardless of obvious collateral
damage.
That’s what marketing should do for us – make us imagine what makes sense.
Imagine