Chilliwack-area First Nation says it has not consented to a proposed housing project outside its reserve

CHILLIWACK – A Chilliwack-area First Nation band has expressed concern over a proposed housing development on Yale Road outside of its reserve, saying it has direct impacts on the band’s wellness, peace, privacy and overall quality of life.

According to the text of an Official Community Plan and Zoning Amendment sign from the Fraser Valley Regional District, the current proposal slated for 52285, 52375, 52425 and 52445 Yale Road has a proposed density of 108 single-family lots with secondary suites consisting of 39 lots at 800m² and 69 lots at 600m², and 1.2 hectares (2.5 acres) of commercial outdoor storage.

However, the proposal as currently presented isn’t sitting well with nearby Cheam First Nation, whose band property is located just north of the proposed development.

FVRD sign outlining the proposed housing development. (Image Credit: Mike Vanden Bosch.)

In a letter dated April 15, 2026, Cheam First Chief Michael Victor says the proposal is within Cheam’s traditional territory and expects that meaningful consultation and accommodation will occur prior to any advancement or decision-making on the project. He stated no consent has been provided as of the date of the letter.

Chief Victor outlined a number of concerns in his letter to FVRD about the property, including:

• The development is viewed as being too close to Cheam Reserve boundaries and facilitates a strong sense of encroachment on community lands.
• The proposed density is excessive, out of scale with surrounding developments (including Parkwood), and inconsistent with the rural and community-oriented character of the area.
• The proposed concrete wall is very uninviting and institutional in nature. This concern was previously raised with FVRD in 2025 and remains unresolved.
• There are serious concerns regarding the extent of tree removal and the loss of natural buffers. Tree preservation, particularly of large, mature trees, must be prioritized, as these features are essential to maintaining ecosystem function, biodiversity, soil stability, and natural drainage. The removal of these trees and buffers introduces risks of erosion, habitat loss, and potential impacts to groundwater and surrounding lands, which have not been adequately addressed.
• At minimum, a 10-metre existing naturalized buffer from the reserve boundary to the first property line and proposed fence is expected. Consideration should be given to park dedication and conservation designation to ensure long-term protection.
• Any suggestion that this development is tied to or necessary for Cheam’s wastewater servicing strategy is not accurate. Cheam’s planning is independent of this proposal, and this narrative should not be used to support or justify the development.
• The proposed roundabout and increased density will only worsen traffic congestion in an already constrained corridor, given existing semi-truck traffic and nearby infrastructure.
• The scale of the development will also likely require upgrades to road infrastructure, including bike lanes and sidewalks. Road safety for Cheam members who regularly walk and bike in this area is a priority.

Chief Victor closed his letter by saying Cheam expects that these concerns will be fully considered and addressed prior to any advancement of the proposal.

“Engagement must be ongoing, transparent, and provide sufficient opportunity for Cheam to review, assess, and respond,” Victor’s letter stated. “We recommend that the proponent connect directly with Cheam Chief & Council once revised plans are developed. To support a more informed review, Cheam formally requests that FVRD provide complete, highquality plans, cross sections, and technical documentation. Please note that this letter reflects preliminary community feedback. An official position and direction from Chief and Council will be provided following further internal review. Cheam First Nation expects that FVRD will take these concerns seriously and demonstrate how they will be meaningfully addressed moving forward.”

The FVRD board is set to consider the housing development at its meeting tonight under agenda item 7.2. The motion before them simply asks the board to consider the major Official Community Plan Amendment and development proposal and/or community feedback from March-April 2026; and that the board refer the application back to staff to work with the applicant, Norah Properties Land Corporation, to pursue options for residential lots of 800m².