If city council does not allow an access road to travel through an environmentally-protected area, a new country residential subdivision near Fish Lake Road would not proceed.

That's the word from the subdivision's potential developer.

At Tuesday night's city council meeting, council heard from Raven's Ridge developer Mark Radke, who told council no road equals no new houses.

Coun. Doug Graham asked him what would happen if council did not approve the road that skirts the McIntyre wetlands for 180 metres. The Raven's Ridge proposal would be severely affected, Radke responded.

'The development would not go forward,' Radke told council during a public hearing report on the development.

Raven's Ridge is a development proposal to build 17 country residential lots on two pieces of privately-titled land.

The titled properties, which were the city's two original mining claims, are approximately 36 hectares in area, and are located near the McIntyre wetlands opposite the Fish Lake Road next to the outer boundaries of the Mount McIntyre ski trails.

A review by the Yukon Environmental and Socio-economic Assessment Board (YESAB) recommended the development be permitted to proceed with certain terms and conditions.

One of the terms was that the development be located 60 metres or farther from the wetlands.

A decision document issued by the Yukon government following the YESAB's review recommended 30 metres, in line with municipal policies.

During a public hearing earlier this year, 14 members of the public, including one of the developers and the Yukon Conservation Society, made submissions to city council highlighting comments and concerns on the project.

Concerns about the project raised at the public hearing included: concerns over rezoning an environmentally protected area; road and highway access; ATV usage; wildlife management issues; septic systems and a 10-kilometre trail used by the Whitehorse Cross Country Ski Club.

Speaking to members of council Tuesday, planning manager Lesley Cabott said that while the city has a policy of keeping developments at least 30 metres away from environmentally-sensitive areas, the Official Community Plan (OCP) does allow for some development in those areas under certain circumstances.

'The OCP does allow roads through the 30-metre buffer, but it has to take the shortest route possible,' Cabott said.

According to council documents: 'OCP policy 4.3.2 permits road access through these areas.

'Although OCP policy 4.3.2 allows a road access through a 30-metre wetland setback, best practices dictate the road take the shortest path possible.'

Section 4.3.2 of the city's OCP reads:

'A 30-metre riparian setback along both sides of all rivers, streams, lakes, and wetlands, year-round or seasonal, shall be protected from development, except for access and non-motorized viewing trails or as otherwise noted. Where steep banks contain the riparian area, the setback shall be applied from the top of the bank. These riparian areas shall be retained in a natural condition.'

Addressing other concerns raised by Whitehorse residents, the city's public hearing report also states that:

• ATV usage in the area would likely increase with development;

• It may be difficult to have septic systems in the area due to high bedrock content; and

• Trail relocation is a viable option when conflicts with development occur.

In a series of interviews this morning, members of city council said the decision whether to permit the proposal to move forward in light of the concerns raised would be a tough one.

'Only two things concern me; the road and the ski trails,' Coun. Doug Graham said. 'If we can resolve these two issues, then I don't see a problem.'

Graham said while he is concerned about the road, he doesn't feel allowing a road, if built properly, through an environmentally-protected area would cause major problems.

'The road on the other side of the wetlands (Fish Lake Road) also goes through the 30-metre buffer, and it has not created any problems that I'm aware of.'

Coun. Bev Buckway said she also has some concerns over the availability of water and the location and quality of the proposed subdivision's septic fields.

'I certainly wouldn't say my mind is made up.'

Coun. Dave Stockdale said he also hadn't made up his mind which way he will vote.

'From my perspective, this is a big issue; these are always difficult decisions to make. I haven't made up my mind yet.'

The Raven's Ridge rezoning proposal will come before council again on Monday of next week.