Mayor J. Crompton called for submissions from the public.
Bruce Gunn, 1015 Condor Place, Squamish
Mr. Gunn identified himself as the vice-president of the Tyrol Ski & Mountain Club, which operates the Tyrol Lodge at 5302 Alta Lake Road, immediately adjacent the subject property. He said the rezoning application will provide necessary employee housing and more park space, and proposed road and Valley Trail access could be extended to 5302 Alta Lake Road.
Jennifer Levitt, Murdoch and Company
Ms. Levitt is an employee of an architecture and planning firm that is involved in the development proposal for the subject property. She spoke on behalf of the firm and said the firm has made a significant effort to support due diligence anticipating and addressing concerns.
Maureen Rickli, 8300 Valley Drive
Ms. Rickli said the rezoning application could be an opportunity to dedicate part of the area to neighborhood needs, such as daycare. She voiced support for ensuring the cabin on the site remain intact and in place. Ms. Rickli noted the housing opportunities for families outweighs other concerns, such as traffic, that could still be addressed.
Tony Peiffer, 3005 Alpine Crescent
Mr. Peiffer commended RMOW planning staff for the extent of traffic, environmental, and other studies that have been completed as part of the application process, and other housing projects.
Kent Roberts, 37-5151 Nita Lake Drive
Mr. Roberts said there are still some specific concerns that should be addressed. Those concerns included tourism accommodation covenants, additional neighbourhood traffic (particularly Alta Lake Road), parking, and the density of the development.
Bruce Green, 5205 Jordan Lane
Mr. Green said there are still some specific concerns that should be addressed in the proposal. Those concerns included increased neighborhood traffic (particularly Nita Lake Road), and the density of the development. He drew attention to existing development rights and covenants tied to the property, the potential for errors in floor space calculations, and particulars of density requirements as factors Council should consider. He summarized parts of the zoning history of the property. He questioned the value of losing the cabins on the property and green space, and the legal basis of the rezoning.
Mayor Crompton asked members of the public to keep their remarks brief in the interest of time and considering the number of people attending the meeting. He said anyone asked to stop speaking would be welcome to return at the end of the queue to complete their submissions.
Beau Jarvis, 8067 Cypress Place
Mr. Jarvis thanked the Mayor for his comment. He identified himself as a member of the local real estate development community and chairperson of the Urban Development Institute (UDI). Mr. Jarvis said the need for new housing in the community requires development, and that the property in question is already zoned for certain kinds of development even without the proposed changes. He feels the proposal is a net positive, considering new zoning requirements and new amenities.
Amanda Eggleton and Kyle Chapman
Ms. Eggleton said she and her partner hope to be Whistler homebuyers and feel the proposal supports the Whistler Housing Authority (WHA) and other efforts to increase housing for local families; she acknowledged that some short-term concerns remain.
Jennifer Bridges, 30-2720 Cheakamus Way
Ms. Bridges said this proposal better supports density for local residents and the WHA, especially since the property could become a hotel under current zoning usages.
Murray Sinclair, 5217 Jordan Lane
Mr. Sinclair identified himself as a member of the real estate development community. He drew attention to concerns about density (increased floor area, bed units, etc. stipulations during the rezoning application process) and increased local traffic (particularly on Nita Lake Drive).
Wylie Buchanan, 2122 Timber Ridge
Mr. Buchannan acknowledged the need for employee housing but he said density could be increased in existing neighbourhoods.
Grant Cousar, 63 Garibaldi Drive
Mr. Cousar noted the potential benefits the proposal may provide for affordable local housing and the WHA. He believes the efforts of all the stakeholders makes this proposal a sound one and will benefit the community.
William Caulfield, 2107 Drew Drive
Mr. Caulfield said the primary benefit is employee housing. He noted some of the amenities being gained by the municipality may be detrimental, and that the existing cabins should not be preserved.
Brandon Green, 5205 Jordan Lane
Mr. Green stated that the amenities gained by the municipality are not of equal value to the density concession made to the land holders. He feels the proposal needs more scrutiny in its current form, and may not meet the intent of the Official Community Plan (OCP).
Richard Durrans, 5200 Jordan Lane
Mr. Durrans stated the increased density level is unacceptable, and that other particulars of the proposal may not be in the municipality’s best interest. He believes the proposed zoning may not be appropriate for the property, and that the proposal is not a net benefit for the community.
Freedom of the Municipality Holder, Garry Watson and Anne Popma
Mr. Watson raised concern as to what the potential benefits to the community might be and the ratio of employee housing units to market accommodation. He stated that this is not in line with the guidelines for this proposal to be principally for the benefit of employee housing. Ms. Popma would like to go back to the proposal of 100 percent employee housing on private land. Mr. Watson noted the profit potential for this development and compared it to the little amount of employee housing.
Rob Follows, 5225 Jordan Lane
Mr. Follows noted that the protection of the natural beauty of Nita Lake needs to be taken into further consideration in this proposal. The benefit of employee housing needs to be balanced against the protection of the environment.
Crosland Doak, 3121 Alta Vista Road
Mr. Doak highlighted the existing zoning, the need for resident housing and parkland and riparian dedication. He further spoke to the length of the WHA waitlist and the dwindling supply of housing. Mr. Doak stated that housing and transportation are critical issues and are both addressed by this proposal.
Dawn Titus
Ms. Titus shared that Council needs to do what is best for our community. She stated that this rezoning will impact our entire community. She expressed concern for development of this site-sensitive property and that the demand for housing should be met through development at Cheakamus Crossing. She referred to the OCP and stated the need for rezonings to have a clear and substantial benefit to the community and to be supported by the community.
Roger McCarthy, 5714 Alta Lake Road
Mr. McCarthy highlighted the need to think about road and sidewalk capacity, particularly on Alta Lake Road. He questioned further development south of the village and the impact on traffic flow.
Brandon Green, 5205 Jordan Lane
Mr. Green stated that this proposal is taking advantage of our community. He expressed concern for the ratio of employee bed units and the precedent it will set.
Cheryl Green, 5205 Jordan Lane
Ms. Green noted that she will be impacted by the increased traffic from this proposal and that she is the president of the Nita Lake Strata. She expressed the difficulty with the zoning on this site. She is not opposed to employee housing, but stated that we should be getting more employee housing out of this deal. It needs to be a sustainable development on one of Whistler’s last forested lake fronts. She expressed concern for a lack of vision for Nita Lake and the Westside. She stated that this is not an employee housing project, it is a market tourist accommodation project. Ms. Green also touched on the need for separate access. She asked Council to take into account all the letters received.
Mayor J. Crompton declared a three minute recess at 9:42 p.m.
Mayor J. Crompton called the Public Hearing back to order at 9:45 p.m.
Rob Palm, 8549 Drifter Way
Mr. Palm highlighted the importance of employee housing as part of proposal. He warned that the town should not rely on the municipality for developing resident housing. Right now 21 families and their future and my children future looks brighter and we can grow roots. Managing the housing and matching the community interest versus the business is a difficult balance. This will provide 21 houses for people in Whistler to fulfill their dreams.
Paul Hothersall, 2240 Gondola Way
Mr. Hothersall warned that lessons should be learned from the Rainbow development, especially with respect to natural settings (clear cutting, trees, etc.). Nita Lake Estates, Tyrol lodge and Stonebridge are hidden from view, and as such suggested Council to look from that perspective. He stated that we need to ensure that the plan for the trees follows what was outlined in the report.
Patrick Bougie, 5151 Nita Lake Drive
Mr. Bougie asked Council to consider the square footage and its cost. The higher cost in the future could be cost prohibitive and whether people who live and work in Whistler will be able to afford WHA housing. He also raised the issue of the road and traffic. Nita Lake Drive is dangerous, especially in the winter, and with increased traffic there will likely be more issues and multiple accidents.
Sandra Durrans, 5200 Jordan Lane
Ms. Durrans stated that the residents of Nita Lake are long standing members of the community and all agree that we need employee housing. She said that we do not need any more tourist housing. She highlighted that getting emergency vehicles to this area is difficult. She raised concern with overcrowding and parking at the park. We need to be aware of the power lines and take care of supporting and preserving the site sensitivities and keeping its beauty. The vision for the west side of the lake was not resolved. Density, clearing and clear cutting is setting a precedent, so one should proceed cautiously. She said that we need to reduce the density, remove TA zoning, create a second traffic entrance for safety and ensure all environment reports are complied with.
Brian Young, 5237 Jordan Lane
Mr. Young stated that he is hoping the proposal can move forward and everyone can get it right. He suggested that if WHA is a part of the proposal with Council and staff it will likely be successful. He noted that lots of families are waiting to get housing in Whistler.
Richard Durrans, 5200 Jordan Lane
Mr. Durrans reiterated that employee housing is great and asked Council to please get the details right by understanding when the square meters should start to fall within the employee guidelines and the pro forma. He stated that we should keep the density where it is at.
Jenny Follows, 5225 Jordan Lane
Ms. Follows encouraged Council to do it right so that the natural aesthetics are maintained. Whistler achieved that balance and people appreciate it. She expressed concern if there was a natural disaster, as it would be difficult to evacuate if there is only one exit.
Caroline Lamont, 7323 Spruce Grove
Ms. Lamont stated that she was not involved when the company purchased the land. Ms. Lamont noted that she was the Acting Mayor when Nita Lake estates was approved by the provincial government. She stated that it was supposed to be 14 single family lots with suites and carriage homes and tourist accommodation. The hotel could not work within the treed areas but needed to cleared and replant for regrowth. She noted that she attended many of the OCP meetings and concluded by stating there are still 700 people on the WHA waitlist.
Dawn Titus
Ms. Titus stated that she participated in many OCP meetings when the public was asked for input.