Frustrated developers appeared before Maple Ridge city council on Tuesday night, to appeal city staff’s refusal to approve a new apartment building at 22190 Cliff Avenue.
They would like to build a six-storey, 44-unit apartment building next to the Haney Bypass, with two levels of underground parking. City staff and council want assurances the residents won’t be the victims of a landslide.
At issue is the dramatic Haney Slide of 1880 that dropped about 20 acres of a farm into the Fraser River in one massive roar. A giant tidal wave estimated to be 20 metres high crashed into the Langley shore, breaking down trees, and killing a farmer. The earth blocked about two-thirds of the river, before it was eroded away.
Developer Gurnam Hoth of Namdhari Construction asked the city for the appeal, and a chance to prove his building would be safe.
After a sometimes testy discussion, council opted to give the developer 90 days to resolve the concerns of city staff.
“The ball is in your court,” Mayor Dan Ruimy told him.
Hoth’s team complained the city concerns are about “the general, global, stability of the area for Haney slide, and historic landslides,” rather than the specific property, which they say is safe.
The Fraser River Escarpment is sensitive slope that stretches from 207th Street to 224th Street. City hall hired a consultant to study the slide area, and references a 2004 geotechnical study called the Golder Report, which has guided development decisions.
Hoth’s team questioned why their property was singled out, while other building has been allowed in the area.
“If the area is not a development area, if no development should be permitted in the general Haney Slide area, then why do we already have tons of existing houses and residential developments in the area, including the ones that were done over the past few years?” asked a geotechnical engineer.
The neighbourhood includes the 100-unit Haney’s Landing four-storey apartment development immediately to the south of the Cliff Avenue property, and about 60 houses closer to the Fraser in the River Bend subdivision.
Ruimy heard those arguments, but cut off criticism that city staff was unqualified, or that there was too much turnover of city hall staff during the five years the development has been in process.
A member of the developer’s team started to comment on planning staff qualifications when the Ruimy stopped him.
“You’re going down a road where you’re starting to point fingers at staff, and I’m not interested in that,” said the mayor. “We can shut this down, period, or find a genuine solution.”
Councillors voiced concerns about the building, and support for the planning department.
“We have to understand that if you build in a very unsettled area, it’s just a recipe for disaster,” said Coun. Onyeka Dozie. “And therefore, one has to make sure that all possible precautions are taken into account both in the design and in the construction.”
He urged meetings between the developer and staff to find common ground, noting the city needs more housing units.
City staff said siting and construction techniques must respect areas of geological concern, minimize erosion and recognize limitations imposed by the difficult soil conditions and steep slopes.
Hasib Nadvi of the planning and building department said the historic Haney Slide escarpment is on the property, and staff did not find the issue of stability was fully addressed by the developers.
The city has twice received independent expert reviews of the developer’s geotechnical work.
“There has been a lot of back-and-forth for many years,” said Coun. Korleen Carreras. “Staff – who are the experts in this organization – if they feel uncomfortable recommending this, and they can’t confirm the safety of it, and they feel it’s unsafe for this area, for me… I err on the side of caution and rely on staff’s expertise.”
Hoth thanked council for hearing the appeal and said he will work on a resolution.
“But I want to be clear, I’m not looking to spend the next 90 days with you telling me our staff are wrong, or ‘You’ve flipped over staff,’ or what have you,” said Ruimy. “We have faith in the staff we have here.”
“If they have an issue, we have an issue.”