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| Map of wetlands (Source: Ducks Unlimited) |
Michel Laliberté - La Voix de l'Est -28 mai 2016
Translation: David James - Sutton Scene - May 28 2016
(Sutton) The planned construction of 14 houses and buildings for accommodation near the Sutton River has provoked the opposition of many citizens of the municipality. Part of the target land, they say, is in a floodplain and wetlands. The council supports the project and is ready to give two minor derogations for it to come true.
The businessman Louis Beauregard wants to use two hectares of land wedged between a row of houses along Route 139 south of the village and the Sutton River. His real estate project includes a triplex, two multi-family, three single-family homes and eight townhouses.
"The need for Sutton is affordable housing. We have none, " says the promoter. Mr. Beauregard proposes to develop a street with access to Route 139 to service the land. He has asked the city for a minor variance to permit a width of 9 meters instead of 15 meters required by municipal bylaws. The roadway width is the same as a normal street, he argues. He also wants to obtain a minor exemption to the minimum average depth of five lots to be less than the normally required 45 meters. New bylaws of the Brome-Missisquoi MRC for managing storm water now requires promoters to keep a minimum distance between their land and waterways.
The proximity of the Sutton River does not worry Mr. Beauregard. A report by the Tetratech firm concludes that the field is not in a flood zone. "It has not even flooded in a 100-year period," he says. And no traces of wetland were identified, he says. He points to the presence of Japanese knotweed, an invasive plant. "This plant can not survive in a moist environment," he said.
In August 2011, heavy rains caused by Tropical Storm Irene took out the Sutton river bed, recalls Diane Dyer. "It was terrible. The water rose so quickly, everywhere. This is the worst flooding I've seen. "
Four Floods
There is no doubt for Diane Dyer that much of the land bordering the Sutton River south of the village lies in a flood zone. The resident of Main Street Sutton said she saw the river flood its banks four times in the last 25 years. In 2011, the water went a few meters from her ancestral home in August during the passage of Tropical Storm Irene. "It was terrible. The water rose so quickly, everywhere. This is the worst flooding I've seen, "she says, pointing to where the flow stopped at the edge of her garden. Ms. Dyer, a very critical citizen of the council, has difficulty in explaining why the municipality accepts such a project. She fears that the municipality will assume some responsibility in case of flooding. "By saying yes to this development, will the town have to compensate the owners of these houses if they are flooded?" she asks. It is also the fear expressed by Louise Gratton. The botanist thinks the municipality should request an expert study to determine where the flood plain is. The town could be partly responsible for compensating people for flood damage, she says. "The town is deliberately placing itself in trouble. And the Department of Public Safety will not help it because the town knew that the area is flooded, "she predicts. Ms. Gratton also disputes the analysis of Tetratech that says there are no wetlands in the river area. She planned to walk the site on Friday afternoon with the director of urban planning of the city, Réal Girard, to convince him otherwise. No Data The MRC will not decide the question regarding the floodplain. The paramunicipal organization has no data for this segment of the river, says Francis Dorion, director of planning. The Tetratech study will be analyzed by the MRC as soon as the town files an application for a certificate of conformity for the real estate project, he added.
Maps prepared by Ducks Unlimited, which are used among other things by the MRC and municipalities to identify wetlands, identifies wetlands in this area, says Mr. Dorion. The question is not trivial, since the required band of protection could be 15 meters instead of ten. "If there are wetlands, the town must apply the rule of 15 meters," he said.
