An affordable housing project in Pemberton is set to move forward after council approved a related development permit on Jan. 23.
The Sea to Sky Community Services (SSCS) project on Harrow Road has been in the works since 2022, and a related zoning amendment was adopted in October 2023.
Located at Harrow Road and Highway 99, the 63-unit, five-storey building will feature a mix of one-, two-, and three-bedroom units, with 30 per cent allocated for market rentals, 50 per cent for “rent geared to income,” and 20 per cent for low-income households. The 9,000-square-foot bottom floor will be used for SSCS’ new offices—in which they will run 28 of the 40 programs they offer throughout the Sea to Sky—with the rest of the space slated for commercial uses. The project is “highly likely” to be completed within five years.
Council previously adopted a two-year permissive tax exemption for the build, and also agreed to waive associated development fees totalling $311,383.
The building’s aesthetic form is described as “simple and functional.” SSCS describes the proposed architectural design of the mixed-use building as modern contemporary, and says it will feature a palette of colours found in the natural landscape, including hues of white, grey, and wood tones. Materials used in the build will be durable to withstand the test of time.
Trees planted around the development will allow the building to blend in with the surrounding natural environment, and will shield residents from the sights and sounds of the adjacent highway.
The project will also provide a link from the Friendship Trail near Pemberton Valley Lodge to the existing trails along Arn Canal. Whether or not to pave this link was a subject of debate at the Jan. 23 meeting.
Councillor Katrina Nightingale worried the use of e-bikes on the trails could lead to a serious accident.
“We have talked before about the increased use of e-bikes. We have seen the speed at which they go. As we look to the future, I have concerns around the assumption that e-bikes are going to be on those trails as well as people walking and moms with strollers,” she said. “I have concerns about paving every recreational piece in town. I realize it makes it easier for snow plowing.”
Coun. Laura Ramsden felt a discussion is needed on council’s stance on paving versus not paving trails. She noted it would be easier to put gravel on the trail now and then pave it later if needed.
“There is an inherent sense of increased risk when you move from gravel to a different substrate when you’re riding a bike or walking,” she said. “I’m not comfortable with the changing surfaces. I definitely align more with a non-paved surface for many reasons. We need to take into consideration that e-bikes go at 30 km/h. Is that appropriate to be having on the same paths as pedestrians? Who is this trail for?”
Mayor Mike Richman said council will need to consider whether the route is going to be used as a recreational trail or as a way of getting from A to B.
“If it’s a walking trail … I don’t see the need to pave it either,” he said. “That to me is an important factor in deciding whether the paving is appropriate or not. We all want to connect the town in as many ways as we can. Some of it will be more recreational and some of it will be more active-transportation based. I think that’s an important conversation we can have at some point.”
Coun. Ted Craddock asked if the money set aside for paving the trail could be put into more landscaping on the Harrow Road site.
“I would prefer not to see asphalt all along the trails,” he said. “That’s not my idea of a trail. As far as e-bikes are concerned, they shouldn’t be on the trails anyway.”
Director of housing for SSCS, Jessie Abraham, stressed the trail should be paved for accessibility purposes.
“Our preference would be that it stays paved,” she said. “Our target populations for our housing units are seniors, families, and people with disabilities. We often find that there are a percentage of our tenants that have mobility challenges or are in a wheelchair. We are expecting folks with mobility issues to be housed in this apartment building. For us, the trail is more of an opportunity to use the site and to get outside.”
Nightingale’s worries were not eased.
“What it raises for me is even greater concerns around safety,” she said. “We are seeing it all the time now, incidents with e-bikes.”
Richman moved the resolution, adding further discussions on the future of the trail network will be needed between staff and SSCS.
“We will have units in this building for folks with different physical disabilities,” he said. “We certainly want them to be able to move about the property properly. That resonated with me. I’m wondering [if we can] move ahead with the resolution and allow some space to discuss the concerns raised. I don’t want to slow down the development permit. Everybody seems to be comfortable with all other aspects of this.”
