Most who call South Delta home probably knew things would never be the same when Tsawwassen First Nation Chief Kim Baird spoke to the B.C. legislature four years ago.
That speech in October of 2007 was a milestone, marking the introduction of the TFN's historic urban treaty.
"Our people have waited well over 100 years for this moment," Baird told the assembled MLAs.
"Now, as equals, we enter the economic, political and social mainstream, with all the rights and all the responsibilities."
The treaty added 434 hectares (1,072 acres) to what was the TFN (no longer wanting to be referred to as Indians, a band or their lands as a reserve) land base at the time, which consisted of 290 hectares (716 acres).
Baird defended the removal of 207 hectares (505 acres) from the Agricultural Land Reserve by describing how urban development had negatively affected her people in the past.
The treaty went into effect in the spring of 2009 and TFN members later voted in favour of a land use plan.
Already having broken ground on an industrial park to complement the adjacent Deltaport container terminal, the First Nation unveiled another two components of its overall plan this year in the form of huge residential and commercial developments.
Chosen by the Optimist as Newsmaker of the Year, these plans have the ability to dramatically change the area's landscape, some say for the better, while others aren't so sure.
"I'm totally opposed to what the federal and provincial government came through with what's going to happen out at the TFN.
They're going to do more to change the face of Delta in the next 10 years than what happened the last 200 years with their new mall and housing developments and to accommodate port expansion, all that stuff," said Coun. Ian Paton in a recent interview.
This year the TFN's legislature approved a neighbourhood plan that will bring about 4,000 new residents over the coming decade.
According that plan, 1,684 housing units would be built. It prompted the new Tsawwassen Area Plan on the Delta side of the highway to include a provision to be reviewed every five years as the TFN is developed.
The TFN's Economic Development Corporation also announced it has entered into an agreement to build 1.8 million square feet of new shopping and office space just off Highway 17 at 52nd Street.
Deals for major shopping malls were reached with Ivanhoe Cambridge and the Property Development Group to develop up to 72 hectares (180 acres).
Delta South MLA Vicki Huntington said it's obvious what's coming in the near future is enormous, undoubtedly bringing impacts to Ladner and Tsawwassen.
"It will completely change what we know of Delta. It's the use of agricultural land we hadn't contemplated ever and, yes, it's part of the treaty, but it's a lot to absorb intellectually and emotionally in many ways," Huntington said.
The independent MLA said she was recently updated on the projects by Baird and was told there had not been an economic impact analysis undertaken on Delta businesses.
"I asked if she would consider suggesting that to the proponents and I said it would be an indicator of a good neighbour to just give the businessmen of Ladner and Tsawwassen some prior warning of what they can expect, and give them time to adjust in order to compete effectively," Huntington said.
"I asked whether the traffic studies as part of their feasibility study had been looking at 41B Street, Arthur Drive and 52nd (Street) and apparently they hadn't been looking at that either," she said.
"It's hard to say, but I think Ladner may end up with the biggest impact; 41B (Street) is going to be the logical route out for the residences that will be constructed."
In an interview earlier this year, former Tsawwassen Business Association president Michael Anderson said Delta businesses, for the most part, should make out fine in the face of such colossal competition.
"Right now in Tsawwassen it's pretty much mom-and-pops, so I don't think it's going to change and it'll be fine. It's still convenient, easy to get to and people are time-short," Anderson told the Optimist.
"But if you need a pair of shoes, well then it's going to affect some people. There'll certainly be a few categories that could suffer."
Delta Chamber of Commerce past chair John Appleby said there are concerns about future "choke points" when it comes to traffic and road capacity.
Delta council has asked the Ministry of Transportation and Infrastructure to confirm what improvements will be undertaken to the provincial highway network in conjunction with TFN development.
A report to council notes that a particular concern is the performance of Highway 17 intersections at 52nd and 56th streets as well as traffic efficiency around the George Massey Tunnel.
Meantime, another issue raised by Delta council recently is how all that development will receive adequate sewer services. Delta signed a short-term agreement for expanded servicing for the TFN, but council voiced objections about the municipality's pipes being possibly seen by Metro Vancouver as the long-term provider.
Although Metro Vancouver approved the TFN's land use plan, it's also not clear how other issues between the First Nation and Delta, such as who will pay for TFN residents using Delta libraries and facilities, will be dealt with as development takes shape.
Mayor Lois Jackson and Baird gave a presentation on the two governments' post-treaty relationship at a session during this year's Union of B.C. Municipalities convention.
They said the First Nation and municipality "communicate weekly about operational issues and are engaged at the staff level" as well as "TFN staff make every effort to answer questions from Delta residents."
Their glowing assessment, pointing out the servicing agreements between the two, noted "working together has led to better outcomes" but also that managing the potential impacts of TFN development on Delta's infrastructure will be a challenge.
They also noted that "relationship building is a work in progress" and "communication is key
