I’m concerned that many of my fellow residents of Saltair do not realize that, if the CVRD has its way, their homes may be designated as being located in a Landslide Hazard zone.
The CVRD’s proposed Bylaw 4427, which is being championed by current Area G Director Lynne Smith, would result in an amendment to the Official Community Plan that designates an area of up to 200 meters from the high water mark, from Ladysmith to Chemainus and alongside Stocking Creek, as a Landslide Hazard zone. This proposed bylaw is governmental overreach in the extreme – it is not based on any conclusive evidence, represents potentially grave implications for every owner of property located in this zone, and provides no further enforcement of existing regulations that already provide protections for the most vulnerable areas of the shoreline.
If passed, this bylaw could lead to lower property values and higher insurance rates for properties deemed to be in this zone. In fact, at a recent meeting of Saltair District Ratepayers Association (June 23, 2022), Don Hatton of Hatton Insurance, who was on hand to speak to insurance concerns for our area, suggested that adoption of this bylaw and designation of this land as a Landslide Hazard zone could result in properties being viewed as “uninsurable.” Additionally, virtually any improvement done to a property within the designated area would require a costly and time-consuming development permit and geotechnical assessment – even building a 12-foot by 12-foot deck.
The CVRD is attempting to justify this bylaw by referencing a slope assessment report created in two days on a computer by the engineering firm Stantec-Palmer. This report fails to provide any conclusive, scientific proof that an area this far from the high water mark can be in any way considered a Landslide Hazard zone.
The authors concede there is no way to be sure of any slide potential in an area this large without drilling core samples to see firsthand the stratification, which was beyond the scope of the report. During his presentation at the public hearing, the Stantec-Palmer representative admitted it was based on “best guesses.” As such, labeling this area as a Landslide Hazard zone is based on assumption, not fact or conclusive scientific proof.
In fact, Stantec-Palmer concluded its report with this statement: “Due to the potential implications of the calculated PO (probability of occurrence) to setback areas in the context of the CVRD’s Natural Hazard Risk Tolerance Policy (CVRD, 2019), Stantec and Palmer recommend a more detailed investigation prior to full adoption of the recommended setbacks into policy.”
Stantec-Palmer also suggested the biggest threat to slope stability in Saltair was lack of effective storm water management. I just learned the CVRD is attempting to spend almost $500,000 to build a 31-car, two tour bus parking lot at the entrance of the Stocking Creek trail at North Watts Road. Surely these funds, along with the hundreds of thousands that have no doubt been spent on the dubious proposed bylaw, would be better spent on storm water management in Saltair.
Thursday, Sept. 8, concerned citizens of Saltair are gathering from 7 to 9 p.m. at the Saltair Community Centre gym located at 3850 South Oyster School Rd. I urge you to come out and add your voice in opposition to this extreme government overreach.
Cliff Bridges,
Saltair