On Thursday August 11th, more than 100 people attended the Public Hearing for Furry Creek. At the beginning, some residents disagreed with SLRD’s decision to hold the hearing in a nearby community hall at the Britannia Beach Mine Museum rather than in the Squamish District Council Chamber or some other venue where it could have been videotaped or zoomed.
I suspect that if the meeting had been held in Squamish, many would have
argued that it should have been held closer to Furry Creek, especially since
all but one person in attendance was from Furry Creek. A hearing in Squamish might have also raised other concerns.
Tony Rainbow, the SLRD director for ‘Area D’ in which Furry Creek is located chaired the meeting, Director Rainbow is also a resident of Furry Creek. In attendance was SLRD’s Chief Administrative Office Craig Dalton https://www.slrd.bc.ca/inside-slrd/news-events/squamish-lillooet-regional-district-board-appoints-new-cao and three members of the SLRD planning staff. Although other directors were not in attendance, I am told it is customary in the SLRD and other regional districts for board directors to not attend public hearings but to review all the correspondence and await staff reports. In this instance, each director was provided with a copy of the presentation material in advance and will be receiving detailed meeting notes prepared by staff.
55 written submissions: 43 for; 8 opposed; 4 seeking info. At the start of the meeting,
Kim Needham, Director of Planning and Development reported that 55
written submissions had been received. 43 were in support of the zoning bylaw
amendment, 8 were opposed. 4 were seeking additional information.
Some letters were written on behalf of more than one person, including a letter from the president of the Oliver’s Landing strata where most of the 56 households supported the rezoning application. Another letter was written on behalf of 13 Ocean Crest bare-land strata households who all opposed the application.
During the meeting, each of the SLRD
planning officials could be seen taking detailed notes and some presentations included
prepared texts. Later in the meeting it was reported audio recordings
were being made. However, as one resident pointed out, privately recorded tapes
can easily be edited so cannot be totally relied upon. It may be that Stephen Chua https://www.nsnews.com/writers/schua of the Squamish Chief may have also recorded some or all the meeting.
Claire Dewar, the Furry Creek planner provided a very comprehensive 45-minute presentation outlining the existing zoning, the proposed CD-3 zoning, and detailed zoning requirements. As I listened to her presentation, which included such minutiae as the precise mix of affordable housing unit types, I could not help but think about Furry Creek’s most outspoken resident who claimed at a recent Public Information Meeting (one of eleven that has been held over the past four and a half years) that the Zoning Bylaw Amendment was little more than some nice words and platitudes, but completely devoid of details.
32 reports over 3+ years. In fact, as can be found here, there have been 3 applicant reports, 6 staff reports, and 23+ additional reports prepared over the past 3+ years. https://www.slrd.bc.ca/planning-building/planning-development-services/current-projects/fine-peace-furry-creek-ltd-zoning-and-ocp-amendment-application
3 main concerns. Notwithstanding the myriad of details set out in the zoning application, three main concerns were raised at the meeting.
Relocation of the Village Centre. Many questioned the rationale for relocating the Village Centre from a small, mixed-use site within Oliver’s Landing to a site along Furry Creek Drive directly below the 13-lot Ocean Crest development.
In response, it was noted that the original 1991 Subdivision Application prepared by my firm, located the village commercial in a highly visible and accessible location next to the large marina, like that at the Semiahmoo Community. https://semiahmoomarina.com/cafe-gift-shop-chandlery-2/
While the commercial space was next to the marina, the original layout application (PLA) included two 'Community Areas' along what became Furry Creek Drive. (see below)
When Fine Peace resumed planning in 2017, they were advised it would not be financially feasible to create the village commercial centre within Oliver's Landing. As a result, in 2019 a location was identified below the Ocean Crest development that was more accessible for the total community and one which allowed the commercial area to be combined with a new Community Centre and proposed Transportation Hub, creating a ‘heart’ for the community. (A childcare facility was subsequently added.) This is in the same area as shown for 'community use' in the 1991 PLA plan and subsequent plans prepared between 1993 and 2012.
In response to concerns from Ocean Crest residents regarding this new location, numerous design changes were agreed to including limiting the height of the commercial building to just one storey along Furry Creek Drive. A green roof and 3rd hole tee box were also designed on the roof and commitments were made to screen any mechanical equipment both visually and acoustically.
In her presentation, Claire Dewar outlined additional changes that would further address the more recent concerns expressed by Ocean Crest residents in their letter to the SLRD Board.
The second concern related to the proposal to replace 170 two and three storey townhouses spread out along the waterfront with six midrise buildings. Five of these buildings, could be up to 10 storeys and concealed from community residents by a row of substantial existing trees. The sixth building, which would have been very visible to Ocean Crest residents and the public, was previously reduced from 12 to 6 storeys in response to residents’ concerns.
While the proposal for midrise buildings required the developer to fund an expanded fire hall, a new 'quint' ladder fire truck and equipment, along with training programs at considerable cost (albeit for the benefit of the overall community), the midrise buildings allow retention of more existing trees, and create more green space and opportunities for improved floodproofing in response to rising sea levels.
The third concern related to traffic. Some residents feared the development would negatively impact highway traffic and create unsafe conditions on ramps to and from the community. Fine Peace and the consultant team were most surprised this issue was being raised since the revised development was smaller than that previously approved by the Ministry of Highways in 1991. Furthermore, new transportation reports had been prepared and approved by both Ministry of Transportation and Infrastructure (MOTI) and BC Transit.
Furthermore, today there is no public transit serving Furry Creek. SLRD and the developer are in discussions with BC Transit to bring transit to the community. However, if transit is not in place when the first new residents move into the zoned area, Fine Peace has legally/financially committed to subsidizing a shuttle bus to Squamish and Lions Bay.
The sound of birds. One of the first speakers, a young lady who grew up in the community, admitted she wanted the community to stay the way it was, adding she did not want to lose the sound of the birds.
The architects assure this young lady that if this zoning application is approved, she will not lose the sound of birds. On the contrary, as set out in the design guidelines, the development incorporates a variety of 'bird-friendly' design features. Furthermore, the reduction in the number of single-family lots and shift to more multi-family dwellings will reduce building footprints and preserve more trees and nature.
Majority of residents in favour. As evidenced by
the letters submitted to the SLRD and hand clapping throughout the meeting, most residents in
attendance were supportive of the rezoning. Some noted that for decades, other failed developers
made many promises about the future of the community that were never kept. However, since Fine Peace acquired the
property, it had already made many positive changes. Residents spoke highly of their openness during a collaborative planning process, the quality of the architectural plans, and the thoroughness
of the technical studies. Some hoped to see a high-quality five-star resort
within the community. While one resident expressed concerns about how much money the developer might make, others said they hoped Fine Peace would indeed make money and continue to follow through on its commitments.
Many residents were excited that Furry Creek may now realize its
original vision, namely a complete recreational, resort-oriented, residential
community. Some residents just hoped they will live long enough to see this
vision realized. I must confess, I have the same thought.
The SLRD Board will soon be provided with a detailed account of the meeting. Fine Peace hopes it will then vote in favour of Third Reading of the OCP and Zoning Bylaw Amendment at its forthcoming board meeting in September. Fourth Reading will follow and a start on construction can be expected next year.
The first phase will include completion of Oliver's Landing, the fire hall, and 40 affordable 'workforce' housing units.
Mixed reaction at public hearing for a nearly 1,000-unit residential-hotel-commercial development at Furry Creek
Save for Electoral Area D’s director, there were no members of the Squamish-Lillooet’s Regional District board present for a public hearing on a nearly 1,000-unit development.
On Aug. 11, it was a fact not lost on the dozens who were crammed into the Britannia Mine Museum’s multi-purpose room at 150 Copper Drive.
Tony Rainbow, who was chairing the meeting, was the only elected SLRD official who was at the meeting, though there were promises that other members of the regional district board would be perusing the official meeting minutes after the meeting took place.
The public hearing was for a large development in Furry Creek, including residential, hotel and commercial space. Multiple developers have had a try at implementing a nearly 1,000-unit development since the 1990s.
To date, a golf course and about 150 residential units were built, but the full build-out has never happened, as time and again, efforts have sputtered and the land has changed hands.
On Thursday night, members of the public were allowed to voice their opinions on Fine Peace Furry Creek Development Ltd.’s application.
Fine Peace is the latest developer to make an attempt at bringing the project into full fruition. It acquired part of the land in 2017 and expanded its foothold in 2018. If its rezoning application succeeds, it will turn the area into a CD-3 comprehensive development zone.
This zoning will create 750 residential market units, 120 non-market affordable residential units and 120 resort-hotel units.
There would also be an allowance for 2,323 square metres of commercial space, a community centre, administration office, childcare facility, transportation hub and 19.1 hectares of parks, trails and open space.
A new fire hall and public works yard, among other things, are also part of the deal.
In two select areas at the north-most end of the land, buildings up to 15 storeys will be permitted. However, construction of these towers will not be allowed until adequate firefighting services are in place.
For and against
When the floor was opened up to the public, there were two main camps of people.
One camp was clearly in favour of the proposal.
The other was composed of those who said they were not anti-development, but complained about one or more aspects of the proposal.
Perhaps the biggest block of opposition came from Thea Hoogstraten, a lawyer with Allen McMillan. She said she was representing five residents of Furry Creek.
First, she questioned why there was no official recording being made of the hearing and why there was no ability for people to join via online web streaming. She noted that the current public health situation prevents some people from attending crowded in-person meetings.
“We are here to strongly oppose these amendments for the proposed development,” said Hoogstraten.
She listed safety, traffic and environmental concerns as issues for her clients.
“The essence of our submission here is that the existing residents can’t have their safe highway access, their environmental management standards and their community plan compromised, based on proposed amendments and a development that has not been sufficiently studied,” she said. “And so we would reject the proposed amendment. They’re not anti-development. We want this community to be healthy and to grow, but not at the expense of safety.”
Jonathan Levine, a resident of Furry Creek, called the Sea to Sky Highway one of the most beautiful coastal roads in the world.
“2.7 kilometres out of…a 42-kilometre shoreline [is] being converted into an amphitheatre of glass, reflecting the sun from…high and low places across our UNESCO biosphere,” said Levine. “This whole biome change is actually a national crisis, in my opinion.”
He also said the lack of nearby hospital space amidst a growing population was a cause for concern, noting that Squamish General Hospital only has 25 beds.
Stephen Campbell, a Furry Creek resident who lives on Ocean Crest Drive, said the location of the commercial space was a problem.
“The issue is the location of that 25,000 square-foot commercial community centre off the northbound entrance to Furry Creek,” said Campbell. “That’s the issue. We asked, and we’ve been asking for three years for consideration of some other location.”
He questioned why developers chose to locate the commercial space next to Ocean Crest Drive.
“Where this is located right now — this is a real bad thing,” said Campbell.
“And I think I’m speaking on behalf of my strata and many others here at Furry Creek who think that this cannot go forward with that location. Find another location, and then we can all be happy.”
Michael Geller, who was representing Fine Peace, said the location was changed to make the commercial zone feasible.
“Why did we move the village centre to where it is?” said Geller. “Because it was not commercially viable. It would never have been financed where it was… Where’s the best location where you can have some commercial viability, where you’re centrally located, where you can actually bring in not just the retail, but you can have the community centre and then, eventually, childcare. You can be close to the transportation. There was one location.”
Geller also added that before each individual building in the development is built, there will be a public process where residents get a voice.
“This decision on this zoning is just the first step,” he said. “Somebody said to me, ‘I didn’t realize we’re going to get a chance to look at each of these buildings.’ Yes — every application for every new building will go through a process.”
There were also several commenters who were in favour of the proposal just the way it is.
Valerie Casselton identified herself as the strata president of Oliver’s Landing, a townhouse complex right by the beach in Furry Creek.
She said she represented about 110 people.
Casselton said her strata voted unanimously in favour of expressing approval of the Fine Peace project.
She said the development represents the completion of their strata’s construction as promised when the original owners bought their properties 20 years ago.
“We will be completely surrounded on all three sides by development, and yet we fully support it,” said Casselton.
She said that while some people expressed concern about building heights, her strata still supported the project.
“We’re going to have four-storey-or-more-buildings 50 feet from some of our townhouses. We’re going to have multiple high rises, and we’re going to be living in the shadows. This is a development that offers the benefits that most communities can only dream of — modern green construction following best principles of sustainability, gorgeous Oceanside living [and] a community park.”
Another resident, Daryl Alexander, addressed some of those who voiced complaints about the proposal, saying people are living in the area because of development.
“Why are you here? I’m curious. You liked what we saw. So give other people that opportunity,” said Alexander.
“You’re saying you’re…pro-development? But what do you say? Limit the people who are coming here? Tell them what they can or cannot do in the same breath?”
The feedback from the public hearing will be summarized in the official minutes of the meeting. The SLRD board will then review those notes and make a decision on third reading at a future date.
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