LYTTON FIRST NATION- 28 HOME SUBDIVISION
Welcome
Welcome to the project website for the Lytton First Nation 28-Home Subdivision Project.
As part of the recovery efforts following the Lytton Creek Wildfire, 39 temporary modular homes were constructed on Inkluckcheen IR 21 and Nuuautin IR 2 in 2022, along with a new community centre and band office.
Additional homes are still needed, and it is a significant priority for Lytton First Nation (LFN) to build more homes for community members that are still without housing. Therefore, LFN has contracted Aplin Martin to design a 28-home subdivision that will be located at Nuuautin IR 2B. The Federal government is funding this project through Indigenous Services Canada Community Initiatives.
The location of the subdivision was selected by LFN based on an initial feasibility study, consistency with LFN land use plans, and the comparative lack of archaeological concerns.
Subject Site
The subject site (6.6 hectares) is located within Lytton First Nation Nuuautin IR 2B. The development will be nestled on top of a bluff east of Highway 12. Access to the subdivision will be via Alkali Road, which is accessed via Lytton Lillooet Highway.
To ensure safe and reliable access to the proposed development site, Alkali Road will receive a full upgrade to align with the Ministry of Transportation and Infrastructure standards. This includes full width asphalt surfacing, gravel shoulders, and drainage provisions. To note, during construction Green Meadows Road will be available for residents living above the site to use.
Project Summary
The 28-home subdivision site will require connection to several essential systems before people can move into the homes. That work includes connection to the existing water system, on-site sanitary treatment, and stormwater drainage infrastructure. The homes will be constructed to include fire smart design safety features, and the properties will have fencing around each lot for resident safety, and snake protection.
The development will help displaced members regain long term housing certainty and contribute towards the long-term goals of the Lytton First Nation. Aplin Martin is providing Civil Engineering, Community Engagement, and Environmental services, as well as coordinating Surveyors, and Geotechnical consultants, and Sewerage Design consultants.
Archaeological and environmental considerations are also critical for the project’s success. A comprehensive archaeological survey of the project site will be completed prior to construction, and a continuous archaeological review will take place throughout the construction period. The environmental assessment, which was completed in February, included documentation of the natural habitat, wildlife, vegetation, and species at risk. Pre-clearing active bird nest surveys were also completed. The area is home to western rattlesnake and dens have been found nearby. Specific mitigation measures for the protection of western rattlesnake were included in the assessment.
A community open house had taken place on March 21st, 2024, at Battlefield Community Centre, from 1:30 to 3:30 PM. Attendees had the opportunity to learn more about the project, ask questions, and provide feedback. The opportunity to provide feedback on the preliminary Nuuautin IR 2B Subdivision Design took place between March 21st and April 4th. However, you may provide general feedback and ask questions at any time during the project. Other ways in which you could provide feedback on the project are listed below.
To better service the community, including the Nuuautin IR 2B development, the Stein Water Distribution System will also be receiving an upgrade. The Stein Water Distribution System provides water for significant portion of LFN reserve land. The water system draws water from the Stein River, treats this water, and delivers it across a vast area of LFN reserves on the west and east sides of the Fraser River. The upgrades will include a new intake on the Stein river, a water reservoir above the IR 2B development, water main connection to the proposed development, a tie-in to the existing system and upgrades to the current treatment system. This water system upgrade will increase the reliability of the existing system ensuring long term sustainability, and community safety.
The Stein Water System Project also had a separate open house session on May 2nd, 2024, from 1:30–3:30 PM. A webpage for the project is available at the following link: www.aplinmartin.com/lfnwatersystem.
Map of Reserve Boundaries
Project Team
Subdivision Design, Environmental Assessment and Public Consultation: Aplin & Martin Consultants Ltd.
Modular Homes: Blue Collar Modular Housing, MODUS and ROC Modular
LFN Archaeological Monitor: Sheresa Brown
LFN Project Manager: Lyle Leo
LFN Council Portfolio: Jason Robertson
Financing: Indigenous Services Canada
project tasks
Frequently Asked Questions
What is happening?
In the wake of the 2021 Lytton Creek Wildfire, numerous homes belonging to Lytton First Nation (LFN) members were lost in the Village of Lytton. Amidst the uncertainty surrounding housing in the Village of Lytton, 28 member households have communicated their desire to relocate back to the LFN community. LFN, Indigenous Services Canada (ISC), and Aplin Martin are collaborating on a development project that will provide 28 new modular homes for families that lost their homes in the fire.
What is being proposed?
Nuuautin IR 2B is undergoing the significant development of a 28-home subdivision with the goal to create a sustainable community in Nuuautin IR 2B. The proposed project encompasses essential works such as a connection to the existing water system, on-site sanitary treatment, and drainage infrastructure. Safety features include fire-smart design, with each lot fenced for privacy.
How many units are proposed?
28 homes
How was the site selected?
The location of the subdivision was selected by LFN based on an initial feasibility study, consistency with LFN land use plans, and the apparent lack of archeological concerns. This project originates from a previous community engagement and community approval of 2006. This area was known as East Fraser Subdivision (99-unit subdivision), referenced in the LFN land use plan (2016), also in every CCP, since starting CCP work.
What is the expected timeline for completion?
To be determined.
Q&A – Nuuautin IR 2B Subdivision
My biggest concern is will we have enough water to sufficiently supply all homes? We already are short of water.
Ensuring an adequate water supply for all homes, as well as an emergency and fire storage supply, is crucial. The upgrades planned for the Stein Water System, including a new intake, reservoir, and system improvements, aim to address these challenges by increasing capacity and reliability. The water system upgrades are designed to accommodate the 20-year forecasted on-reserve population and fire suppression capacity; therefore, the upgrades are planned to provide capacity for the next 20-years at a minimum, based on the current rate of on-reserve population growth. The upgrades, ongoing monitoring and management of water resources will be essential to sustainably manage the supply over the long term. The Lytton First Nation Operations & Maintenance Manager and Housing Department Manager are directly involved with the water system improvement design planning.
What if, there's lower water system, because of more homes?
Ensuring an adequate water supply for all homes, as well as an emergency and fire storage supply, is crucial. The upgrades planned for the Stein Water System, including a new intake, reservoir, and system improvements, aim to address these challenges by increasing capacity and reliability. The water system upgrades are designed to accommodate the 20-year forecasted on-reserve population; therefore, the upgrades are planned to provide capacity for the next 20-years at a minimum, based on the current rate of on-reserve population growth. Following the upgrades, ongoing monitoring and management of water resources will be essential to sustainably manage the supply over the long term. Concurrent with the Stein Water System improvement design there is funding discussions with Indigenous Services Canada to start hydrologic review and water licensing on the Stein River to assess the amount of annual water flow to sustain an increase for Lytton First Nation water license.
Is there not enough money for regular built homes, other than modular homes?
The planning with the Federal government for the one-time offer to fund 28-homes for those that lost their home or rental unit in the Village of Lytton 2021 wildfire was for a mix of stick builds and modular homes but with the timing for the government to provide funding we are now going on 3-years and those that need a home are still living elsewhere so the plan changed to modular homes to complete home installs sooner than it would take to do stick builds. Modular home building quality have improved in the last 20-years and the fire-resistant building materials used are high quality. Funding has now been approved by the Federal government for modular homes.
How big is the property?
The subdivision area is 6.62 ha in size, and the lot sizes range between approx. 11,876.74 square feet (1,110 sq. m) and 17,286.40 square feet (1,600 sq. m).
Can you build a workshop on the property? Can you put a bigger deck, if you ask?
These homes will fall under the Lytton First Nation Housing Policy. They are rental homes and not homes for purchase to be privately owned. The subdivision is being built with fire smart build back better that have the best fire-resistant materials. Any additions to the homes or out-buildings will follow the Housing Policy. Each home will have a septic system and field which cannot have traffic vehicles or out-buildings on those areas.
How will the design support a sustainable system that lasts longer than 10 years?
The proposed water system upgrades are designed to meet the needs of LFN’s growing community over the next 20 years. We've also factored in various potential risks like fire hazards, environmental impacts, and internal system challenges to ensure long term sustainability. While we're still finalizing the design details, sustainability measures are a key focus for us. Once the design is complete, we'll be able to provide more specific information on the sustainability features we're incorporating. For now, know that we're dedicated to creating a system that not only meets current needs but also stands the test of time.
How much training needs to take place for the maintenance of the new system? How many more people are needed to maintain the system? Who will do the training?
As noted above: The Lytton First Nation Operations & Maintenance Manager and Housing Department Manager are directly involved with the water system improvement design planning. There will be a need for increased capacity/workers and equipment for the new subdivision in the Housing Department and Operations & Maintenance Department. Those new employee needs will be posted when we are closer to completion.
Will the system support the broader community i.e. past 3 mile on Hwy 12?
The system is designed to maintain service for properties currently connected to the Stein Water System, stretching southeast to two-mile road. With the addition of the new reservoir, pumpstation, and completion of upgrades to one of the existing pumpstations, we're not only servicing the IR 2B subdivision, but also enhancing capacity and serviceability for the entire Stein Water System. This reservoir is being designed to accommodate the forecasted on-reserve population growth over the next 20 years. However, the scope of this project doesn't include extending the water system to new areas other than to service the IR2B subdivision development. Once the Subdivision is complete, the Chief & Council will increase the community development planning to determine services to the broader community.
Are the 28 homes just for rent or are they going to be rent to own.
The fund agreement with the Federal government and the funding agency Indigenous Services Canada, Community Initiatives Program have noted that these 28-homes will be rental units managed by Lytton First Nation Housing Department. This understanding will need to be delivered to project completion. Should there be any changes to the asset management plan, this would be a decision of Chief and Council.
How can people find out about possible job opportunities for LFN Members working on these development projects?
To learn about possible opportunities, please reach out Leonora Thomas by email Leonora.thomas@lfn.band and by phone at (250) 455-2304.
Has the current usage in percentage been determined for the 1997 Stein Water system design capacity?
Based on the feasibility study conducted on August 9, 2023, for the Stein Water System Upgrades project; The current water system is operating at about 50% of its total capacity to meet the Maximum Daily Demand (MDD) flow, which is the highest amount of water used throughout the day.However, when it comes to the Peak Hour Demand (PHD) flow, the system is using all available capacity to meet the demand during the busiest hours. Additionally, there are some areas within the system where the available storage for fire suppression is insufficient, which means that the system may not be adequately equipped to handle fire emergencies in those locations. In simpler terms, this means that while the water system can handle regular daily demands well, it might struggle to cope with sudden high demands, especially during peak hours, and there may be areas where firefighting capabilities are limited. We are currently going to predesign/design and hydrology review of the Stein for water license application for increase in drawdown to improve capacity of water availability to the communities. This will also be supported by a new intake and new reservoir.
Has an expected demand for the proposed housing been determined?
Yes, the expected demand for the next 20-years of on-reserve population has been determined, including the anticipated demand from the proposed IR2B development of 28-homes. The proposed upgrades to the system will provide capacity for the forecasted 20-year on-reserve population.
As there is high potential for another wildfire to go through this area, has an adequate emergency route been planned?
Yes, to address the potential for another wildfire in the area, both Green Meadows Road and Alkali Road will be upgraded and designated as Emergency Egress routes for the 28-home subdivision and other homes up Alkali road.
When this subdivision was first planned, the blackwater was designed to be pumped to a lagoon on IR 21B, will this previous design still be considered?
One of the reasons behind pumping the blackwater to a lagoon is that it would save on frontage space for the homes and if this is being considered, the location of the piping going from IR 2B to IR 21B could also provide an emergency access route. In the bi-weekly technical meetings between Indigenous Services Canada, LFN Team and Aplin Martin, Dan Ferguson, Regional Health Officer was invited, and he spoke to the need for planning for a wastewater treatment facility. The government replied that the wastewater facility is in the 5 to 10 year plan for LFN and the current project approved for funding will include septic systems for each home.
Will there be extra lots built for members who want to build their own home?
The current Lot Plan for the Nuuautin IR2b Subdivision is in design phase that provides for up to 56 potential lots for home builds. The design plan with be submitted to Indigenous Services Canada for approval to go to construction and legal survey of the 56 lots and a few lots for green space for the children and families. With the design approval of Indigenous Service Canada there will be a lot absorption plan for the 28 homes that Indigenous Services Canada has preapproved to be funded. When the 28 lots for the 28 homes are selected the other remaining lots will be for future LFN absorption be it for LFN Housing Department, LFN Homeownership Program for LFN members wanting to finance and build their own home. We have not confirmed whether there will be a cost associated with LFN members acquiring a legally surveyed lot. We also need to determine if the LFN Lands Department are going to be involved in the process to acquire future lots.
So, yes some of the surplus lots will be for LFN community home building needs. Clarification for acquiring a surplus lot will be done once construction of the 28-home subdivision is complete.
Q&A – Water System Improvement Open House
When is the water upgrade going to be complete?
The project is currently in predesign/design phase to finalize where new assets will be installed. This phase will include costing for construction and the construction work will be put out for RFP for a contractor to do the improvements as per design. The completion date of the water system upgrade has not been determined yet. The timeline depends on various factors, including project progress, supplier availability, regulatory approvals, and resource availability.
Will water system be brought down further to Botanic Rd? i.e. near G'wsep Gas Station?
There are currently no plans to extend the water system to Botanie Rd. We aim to ensure that the system is ready so that in future expansions, it will be possible to supply the area north of the Thomson River and Town of Lytton.
Will locals be hired? First Nations? Training needed?
To learn about possible opportunities, please reach out to Leonora Thomas by email at Leonora.thomas@lfn.band or by phone at (250) 455-2304.
Areas where proposed water lines, are there owners involved? If near their, property?
Engineer Team or LFN Project Team The potential connection to the upgraded system within the alkali area for proximal residents is currently under review.
Will you be hiring locals for labour jobs?
To learn about possible work opportunities, please reach out to Leonora Thomas by email at Leonora.thomas@lfn.band or by phone at (250) 455-2304.
Will there be enough water to have lawns + gardens at the 28 sites?
Ensuring that there is enough water to sustain lawns and gardens at the 28 sites is an important consideration in the planning of the water system upgrade. The improvements are designed to increase capacity and reliability to meet the needs of the community for fire suppression, including any additional demands from the proposed housing development. However, specific details regarding water allocation for lawns and gardens at each site would depend on factors such as water usage patterns, conservation measures during drought seasons and climate change challenges, and overall water availability within the upgraded system.
How soon can this start – water system.
The completion date of the water system upgrade has not been determined yet. The timeline depends on various factors, including project progress, supplier availability, regulatory approvals, and resource availability. The plan is to start construction this year 2024. This water system improvement includes a new reservoir for more water supply and a new intake on Stein River.
Ensure the band receiver what is needed for the next 50 years.
Based on the feasibility study conducted on August 9, 2023, for the Stein Water System Upgrades project, we are considering the band's needs for the next 20 years, from 2021 to 2041.
Put more fire hydrants when new intake is hooked up.
There will be two additional hydrants installed along Highway 12 as part of this project. Any further hydrant installs will be accommodated by the final design of the 28-Home subdivision, required to align with fire suppression requirements.
Have enough water to gardens.
Ensuring that there is enough water to sustain lawns and gardens at the 28 sites is an important consideration in the planning of the water system upgrade. The improvements are designed to increase capacity and reliability to meet the needs of the community, including any additional demands from the proposed housing development and 20-Year plan. However, specific details regarding water allocation for lawns and gardens at each site would depend on factors such as water usage patterns, conservation measures, and overall water availability within the upgraded system.
Other BIC building that are build?
Increasing water supply for community use, and fire defense is a priority for Lytton First Nation (LFN). LFN have received funding through Indigenous Services Canada to upgrade the Stein Water System, and increase the system's capacity.
Employment for Band Members
To learn about possible opportunities, please reach out to Leonora Thomas by email at Leonora.thomas@lfn.band or by phone at (250) 455-2304.
Subcontract work for Band equipment? Subcontract work for LFN Dev. Corp Equipment
As we finalize the Design to Construction, we will know the construction work needed and when a general contractor for the water system improvement project is contracted, the opportunities for LFN members and businesses like Dev. Corp. will be included.
Water pump house, below George Brown's place, house 1416 will the water pipe, make it with a lot of good pressure?
Including provisions to support future water access for homes and ranches on Alkali Road that were lost to the fire, is under discussion.
No gallons showing in drawings
In the upcoming community engagement sessions, we will incorporate the measurement unit US gallons. This project is in design phase to provide accurate information.
HOW CAN YOU PROVIDE INPUT?
We highly value every voice and contribution to the project’s development. Your participation is important. There are multiple ways and opportunities to contribute and stay informed, including:
LFN community newsletter updates
Aplin Martin Project webpage
LFN Facebook page
On March 21st from 1:30-3:30 PM, Open House at the Battlefield Community Centre
All community engagement sessions will be held to gather your valuable feedback, with a commitment to prioritizing community voices, respecting cultural significance, and honouring traditional practices. Following all events, we will share how your feedback has influenced the project.
PRESENTATION BOARDS
The full presentation boards are available to view below in case you were unable to attend our open house, which took place on March 21st, 2024 from 1:30 PM to 3:30 PM at the Battlefield Community Center.
Your Feedback
Thank you for taking the time to review the project information. As an integral part of the public consultation process, we welcome and encourage your comments, questions, and feedback via email to openhouse@aplinmartin.com. The responses sent to this email will be answered within 3-5 business days. The opportunity to provide feedback on the Preliminary Subdivision Design is between March 21st to April 4th. However, you may provide general feedback, and ask questions at any time during the project.
Thanks also to everyone who shared their thoughts, comments, and questions regarding the proposed application. Your insights have been shared with the Lytton First Nation in the Public Information Meeting summary, which will be used to inform the application’s next steps.
