Our Concerns

Density Concerns

We need you to let council know that the density for this proposed development is out of character for the neighbourhood and lakeside.  It is simply too much.

 

There is current TA17 zoning on this land for a "site sensitive" small boutique hotel, surrounded by small cabins “in the woods”- a wilderness retreat.

 

 The current rezoning is proposing something very different with 43 townhomes. The density has increased by 275% and will require clear-cutting of this 10 acre site. 

 

How did we get to this point?

Provincial laws have changed, and Riparian lands are required to be protected.  This has forced the developer to locate the entire development at the south end of the site, which has reduced the buildable land to a much smaller footprint of 19,214m2 (4.7acres).  There are now required setbacks along Gebhart Creek and Nita Lake. Despite the smaller buildable area, the developer has negotiated an increase in density that is not appropriate for the site, as indicated by the RMOW, in order to maximize their profits.

 

The RMOW Planning Department had Concerns from the Beginning

In an email dated February 21, 2019 from the RMOW Planning Department to The Bethel Land Corporation, the staff identifies the following concerns with the development:

  • “Given the increase in density and change in form and programming of development, there are some concerns regarding the sensitivity of the site views from across the lake. This is a highly visible parcel that forms part of the treed hillside along the west side of the lake. Staff are very concerned about views to the property from the lake itself, the VT on the opposite side of the lake, Nita Lake Lodge, and the private properties adjacent to the lake. The current experience is one of a near-wilderness type of setting.”

  • “Staff have concerns regarding the increased amount of market value tourist accommodation development (from 1900m2 to 4,400m2development (from) through the conversion of hotel support facilities and note that the increase in proposed employee housing is significantly less (from 800m2to 1110m2.”

  • “This parcel is limited to 64 BU’s for tourist accommodation uses per covenant BT125121. Your math indicates that the BU allocation for the TA component would rise to 88. Whistler’s current Official Community Plan requires a significant community benefit when creating additional bed units While staff appreciate that the overall area of proposed development may be decreased.. staff are very concerned that the revised development scheme will not be able to maintain the existing treed nature of the site and the concentration of development would require extensive clearing. Staff are concerned that the amount of proposed development may be too great for the site and that concentrating this increased density as indicated will largely denude the development portion of the site, making it highly visible with reduced experiential values to the public and resort.”

Our concerns from the beginning have been the same as those identified by the Planning Department. It was only after a senior RMOW staff member stepped in and waived these fundamental issues, that the recommendations of the Planning Department were disregarded, the questioning and dialogue stopped, and this proposal continued to pass through various levels of Council readings unheeded.  This is very curious and concerning!

It is obvious to all that the proposed density is too high for Nita Lake.  It is one of Whistler’s smallest lakes with a unique and sensitive ecosystem.  It is also a place where Whistler residents and visitors come to enjoy the beauty and tranquility of a pristine Alpine Lake, now becoming rarer and more coveted each year.  Nita Lake is a gem in our community and deserves to be held to the highest standards if there is ANY risk of further development.  Once developed this natural, wilderness setting will be lost forever.  It is up to us and Council to be responsible stewards of this land, as have generations before us, so that future generations can come to Whistler and appreciate and value what we all now are so grateful to have.  Once it is gone it is gone forever.

Please write to council at corporate@whistler.ca to tell them a density increase of 275% is inappropriate for this site.  If any development is approved, it must respect the wilderness nature of this land, be very carefully eased into this treed, lakeside setting