Image: City of Chilliwack, via Luteyn Architecture Ltd. / Image: City of Chilliwack/ Architectural renderings of a forthcoming 200-unit residential complex at the Chilliwack Mall, 45610 Luckakuck Way. Concerns were raised during Tuesday's Chilliwack City Council meeting that redevelopment of the Chilliwack Mall caused settlement, or movement, at 45555 Knight Road, located just south of the 200-unit complex.

By Mike Vanden Bosch

Chilliwack housing

Neighbour south of 200-unit project wonders if redevelopment of Chilliwack Mall caused settlement at Knight Rd. apartments

Jan 26, 2023 | 3:05 PM

CHILLIWACK — As Chilliwack City Council this past week reviewed a development variance permit for a project that would build 200 units at the Chilliwack Mall on Luckakuck, secondary concerns emerged surrounding the possible impact on a nearby residential complex just south of the mall.

The project calls for the construction of 200 residential units, including 131 small apartments, off-street parking, a parkade, and an outdoor common amenity space on a parkade roof, at 45610 Luckakuck Way.

Heeding a recommendation from city staff and the Design Review Advisory Committee, council members wound up approving a development variance permit and development permit related to setbacks, lot coverage, landscaping, screening, and other exterior features of the three-building, six-storey project at its meeting Tuesday night (Jan. 24).

Two councillors who comprise part of the Design Review Advisory Committee, including Bud Mercer and Chris Kloot, welcomed the project for its design and proximity to two malls and other services in the area.

“This development, when it was presented to the Design Review Advisory Committee, had the wow factor,” Councillor Bud Mercer said. “It was stunning. The comments from (DRAC) were few and far between except congratulations and well done. This will be a great addition to the skyline as you’re coming off the highway.”

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Councillor Chris Kloot complimented Doug Luteyn, whose company, Luteyn Architecture Ltd., designed the apartment building.

“When this came before the Design Review Advisory Committee, that Councillor Mercer and I chair, it’s a fantastic design,” Councillor Kloot said. “It’s great. This is the perfect spot for 200 units. I know 131 units are small apartments, which is great. Working professionals, retirees can walk to everything you need in that area.”

A neighbour just south of the project, Atoine Archie, who resides at 45555 Knight Road, said there had been movement and settling at the residential complex, possibly related to ongoing work at the construction site.

Image: Mike Vanden Bosch / PML / A view from 45555 Knight Road, just south of the redeveloped Chilliwack Mall, shows heavy equipment on site.

“I’m here to advocate for people at 45555 Knight Road. We’ve had some concerns about our structural integrity of our building,” said Archie, who spoke remotely via teleconference. “There’s been some settlements in our floors and walls so much that we’re looking to hire a structural consultant to do an assessment, as well as a geotechnical assessment to ensure it’s still safe to live in. We want to ask that their safety plans, for their remediations, if there’s relation to this project to these neighbouring buildings.”

Image: City of Chilliwack screenshot / Atoine Archie raised concerns about possible settlement at his residential complex, 45555 Knight Road.

Mayor Ken Popove asked Archie to confirm if he was directly south of the project, which he did.

“We should be getting a report here in 2-3 weeks,” Archie added.

The revelation generated a back-and-forth between Archie and Luteyn.

“Yes, we do have a geotechnical engineer that’s been hired,” Luteyn said. “What I would say is there a road and a row of parking before the building starts. The excavation will be only a half a storey in. We’re not digging a big hole. It’s quite a ways away from the south property line.”

Archie reiterated that they, the residents of 45555 Knight Road, plan to hire their own structural and geotechnical consultant to assess their own site.

“If there have been disturbances other than natural, is there any other support that you guys can give us through the city or through the consultants, if it’s directly related to this construction from the settlement of the building and if there’s settlement in the land?” Archie asked.

Luteyn responded by saying, “We have our own structural and geotechnical engineers. They’re responsible to ensure that nothing happens. We haven’t done anything on site yet. Anything that has happened is not reflected from anything that we have done. We do have our own consultants to ensure that everything is done according to the right way.”

Image: Doug Luteyn, of Luteyn Architecture Ltd., said his company has structural and geotechnical engineers who ensure everything is done right during construction and without impact to neighbouring buildings.

Councillor Kloot asked Archie if the settlement in the buildings at 45555 Knight Road had occurred following the demolition of the mall, or what Kloot referred to as the “decommissioning of the Chilliwack mall.”

“I think it’s recently,” Archie said. “I’ve just been asked to get on this project and just wanted to learn more information if this is relevant or not, too.”

Image: Mike Vanden Bosch / PML / Atoine Archie said he was speaking up on behalf of residents at 45555 Knight Road, adding that they plan to hire a geotechnical and structural consultant over concerns their building had settlement following nearby construction and redevelopment of the Chilliwack Mall.

Councillor Jason Lum asked city staff to clarify if Archie and the residents he represents had established a baseline geotechnical report showing that something adverse did happen in the proposed development, whether the developer would be required to remediate any concerns.

“They’d have to take care of that if it was clearly shown between the two professionals that there was an issue there,” Councillor Lum said.

Deputy Chief Administrative Officer David Blain said he would follow up with the city’s building department.

“I’ve made a note of the issue and I’ll be talking it over with our building department,” Blain said. “It’s certainly not something we want to get in the middle of, so some additional care in the permitting and geotechnical would probably be in order. Yes, technically in a lawsuit, if you cause distress to the neighbouring building, the developer would be on the hook. I think we’ll be going to great lengths to try to make sure that doesn’t happen. Prevention is better than settling who’s responsible.”

Councillor Lum added later in the meeting that he hoped city staff would undertake an expedited review of some of the concerns raised by Archie and his fellow neighbours.