⚠️ Red Flags, Concerns, and What the Public Should Watch Closely (in Harrison context)

• If the Village implements SSMUH zoning across traditional single-family areas, density can change drastically (triplexes, fourplexes, small multiplexes) — that may create infrastructure strain (roads, water/sewer, parking, traffic), especially in older neighbourhoods built for SFDs.

• Loss of character / neighbourhood feel — small-scale housing may appear out-of-scale compared to older detached-dwelling areas.

• Public input limited or removed — under Bill 44, if zoning amendments are done just to comply with provincial rules, no public hearing is allowed. That reduces residents’ formal opportunity for review or objections. Legislative Assembly of British Columbia+1

• “Affordable” doesn’t guarantee “affordable” — even though the Village defines “Affordable Housing” in policy, nothing in the provincial mandate forces every new unit to be rent-restricted or income-restricted. Developers might build “market” multiplexes.

• Spotty application / patchwork zoning — depending on how the Village implements SSMUH zoning (which lots, which zones), some areas may get dense housing, others remain unchanged — leading to inconsistent patterns, potential conflicts.

• Possible environmental / hazard constraints — older planning documents for Harrison show that some areas are constrained (e.g. geotechnical, slopes, environmental buffers). These can override density/height allowances even if zoning is permissive.