About the Development
5298 Alta Lake Road
In 2002, 5298 Alta Lake Road had new TA17 rezoning approved for a wilderness retreat with an eco-lodge and small cabins, with the intention always of maintaining the existing natural setting and providing space for an artists-in-residence program that included housing for the artists. There was a maximum 64 bed units allowed on the site. In exchange for this zoning, the developer would be providing 7 employee cabins, restoration of the Hillman cabin and barn (the original Toad Hall) to provide space for a Whistler Artist in Residence facility, valley trail extension and a transit bus pull-out and shelter. It appears there was not a lot of opposition to the rezoning back then as it seemed to fit the lakeside site well, but it was not developed.
Fast forward to 2018 with the Bethel Land Corporation purchasing the Empire Club and obtaining the land assets at 5298 Alta Lake Road. The Empire Club has applied to have this site rezoned yet again, with a project very different from the original proposal. While, the original proposal found support as a site sensitive development, the proposed rezoning will result in a 275% increase in density, with substantial clear-cutting of at least 5 acres of this very sensitive lakeside area.
The Empire Club using the newly adopted “Guidelines for Employee Housing on Private Lands” applied for a significant increase in density while knowing the original proposal for the London Mountain Lodge with its TA17 zoning could not be built in its current form today. The RMOW initially rejected Empire’s proposal to increase the allowable density of 1900m2 to 4400m2 for the market component while only increasing the density of the employee housing from 800m2 to 1110m2. The RMOW identified several other issues with the proposed plans as well. Clearly the RMOW realized this was not a good deal for Whistler.
However, at subsequent meetings a senior RMOW staff member suggested the density of the proposed development would be acceptable without having any pro forma financials on which to base this information. With this divergence from recommendations of the planning department, negotiations continued to the final result of a proposed development contained on only 49% of the existing site to
11 three-bedroom market tourist accommodation units at 191m2 each
11 three-bedroom market residential units at 191m2 each
21 employee units with one unit for on-site staff
consisting of 12 two Bedrooms at 58 to 65 m2 and 9 three-bedroom units at 141 m2
Pool for market accommodation
Amenities and check-in building
The rezoning pushes all development to the south end of the property with a development that is 37% bigger than under the current zoning. To achieve this, in a way consistent with Firesmart principles, there is no doubt that significant clear cutting will need to occur to allow this density in such a small area. One of the striking differences to the original / current zoning is the increase in density (referred to as FSR or floor space ratio which is the relationship of the total usable floor area of a building relative to the total area of the lot on which the building stands) of almost three times, representing a 275% overall increase in density.
See the latest Administrative Report to Council from June 23, 2020:
Why has the building/to buildable land ratio increased 275%? This is too much density for a “site sensitive” lakeside development and it is not at all consistent with the original zoning for this property.
Given the serious question with respect to this proposal and the uncertainty regarding the impact of Covid 19 pandemic on future employee housing requirements, perhaps further consideration of this development proposal should be refused or at the very least postponed.
The REQUEST of council is that they reduce the density of the market homes so that it is more appropriate for this site.
The citizens of Whistler deserve to have their elected Council Members negotiate the best deal for Whistler through the rezoning process, protect our precious assets – the natural wilderness beauty of the Lake and views of the lake - and in particular hold any lakeside developments to the highest standards.