RZ1144 – 2077 Garibaldi Way Private Market and Employee ...

RZ1144 – 2077 Garibaldi WayPrivate Market and Employee Housing Development

Council PresentationMay 5, 2020

• To present a revised proposal for new 20 unit mixed market and employee owner-occupied townhouse development at 2077 Garibaldi Way, under the Private Sector Employee Housing Initiative, for Council consideration.

• Recommend that Council authorize: Further review and processing of the application An online public information and input opportunity Preparation of a draft zoning amendment bylaw for future Council

consideration

Purpose

Subject Site

Subject site

Aerial Photo

• October 2016 – Mayor’s Taskforce on Resident Housing initiated To analyze Whistler’s employee housing needs and make informed recommendations to Council

for specific initiatives to pursue.

• December 5, 2017 – Council endorsed PEHI Guidelines – 100% employee housing required

• December 19, 2017 – Council reviewed original RZ1144 submission and authorized further processing 74 units – 100% employee rental proposed

• February 19, 2018 – Public open house held on RZ1144• September 18, 2018 - Council reviewed 9 PEHI proposals and authorized further

processing of revised RZ1144 proposal 48 units – 100% employee rental proposed

• March 26, 2019 - Council endorsed revised PEHI Guidelines Provide for limited market and owner-occupied housing

• Development of revised proposal Included informal neigbourhood consultation

Background

• 1116130 BC Ltd proposes to construct four three-storey townhouse buildings with 20 dwelling units:

14 three-bedroom employee units contained in two 7-plexes for sale to qualified employees through the WHA waitlist.

o 70% employee restricted

6 three-bedroom market units contained in two tri-plexes for sale through regular market channels.

o 30% market

Revised Development Proposal

Revised Application vs Previous Submittals

Submission Date Council Review

Unit Count

GFA (sq. m)

Floor Space Ratio

Storeys Bed Units

Sep 2017 Dec 2017 74 6490 0.66 4 222

Aug 2018 Sep 2018 48 3523 0.40 4 144

Feb 2020 – Current proposal

May 2020 20 2782 0.32 3 74

The current proposal is for owner-occupied units, in a mixed market and employee townhouse development. The previous submissions were for 100% employee apartment style rental buildings.

• Unit Mix 2 seven-plexes @ 871 m2 each, containing 14 three-bedroom employee

restricted units (for sale) • 2 units @ 123 m2; 10 units @ 125 m2; 2 units @ 133 m2

2 triplexes @ 521 m2 each, containing 6 three-bedroom market units• All 6 units @ 174 m2

• All units have in-suite laundry, balconies, dining areas, and secured storage

• Proposal conforms to zoning bylaw parking standards 40 spaces required, 43 provided A variance will be required to accommodate proposed driveway tandem

parking

Revised Development Proposal

• The revised proposal reduces density to be more compatible with the existing neighbourhood

• A comparison with surrounding multi-family properties in the immediate neighbourhood is shown in the table:

Neighbourhood Comparison

Project Address Zoning FSRLupin Rock 2100 Eva Lake Road RM3 0.3Wayside C ondos 2070 Garibaldi Way RM3 0.3Eva Lake Village 2230 Eva Lake Road RM3 0.3RZ1144 2077 Garibaldi New 0.32Aspen Ridge 2200 – 2246 Aspen Drive RM10 0.4Telemark 1 2200 Eva Lake Road RM1 0.4Whistler West 2201 Eva Lake Road RM1 0.4Whistler Vale 2110 Whistler Road LUC 1.0

Diagrams – December 2017 Proposal

Diagrams – September 2018 Proposal

Diagrams – Current Submission - Site

Diagrams – Site Cross Sections

Diagrams – Site Cross Sections

Diagrams – Employee 7–Plex Ground Floor

Diagrams Employee 7–Plex Main Floor

Diagrams - Employee 7–Plex Top Floor

• Confidential pro forma received for the proposal sets out development costs, unit mix and sales prices, projected revenues and projected return on investment. Subject to independent third party review.

• The proposed mix is for 70% of the units to be employee restricted ownership and 30% of the units to be market ownership units.

• The employee units would be made available for sale through the WHA purchase waitlist.

• Proposed employee unit initial sales price is $520 per square foot; average price per unit is $696,000 (1,340 square feet).

• Further review of proposed unit mix and employee unit sales price to be completed in conjunction with independent third party review of development pro forma and project feasibility.

Proposed Employee Mix and Sales Prices

• New site specific zone to establish the permitted uses, maximum density of development, building heights, and development setbacks.

A draft zoning amendment bylaw would include consideration of further public input, third party evaluation of development pro forma and review by the Advisory Design Panel.

Public hearing required prior to any Council consideration of bylaw adoption.

Housing agreement and development covenant to establish an approved design also required.

Zoning Amendment Bylaw: Drafting

Employee Housing Requirements - Occupancy and Rent Restrictions Housing Agreement Bylaw and employee restrictions 100% for sale owner-occupied units Mixed housing development: 70 % employee units and 30 % market units (subject to further

review) 56 employee bed units plus 18 market bed units = 74 bed units total All units are three bedrooms and three bathrooms Sales would be capped per Council’s PSEHI Guidelines Pricing for employee unit is considered to be below market prices. (subject to further review)

Community Planning Considerations Parcel located in a designated development area for residential development The size of the buildings has been reduced to fit existing neighbourhood Site is located close to transit and valley trail Walking distance to Whistler Creek Preliminary engineering brief suggests proposal can be serviced with existing infrastructure. A traffic study has been submitted identifying existing neighbourhood issues. (refer to next slide)

Development Standards 40 parking spaces are required, with 43 parking stalls proposed. Variance required to allow tandem parking.

Public Sector Employee Housing (PSEH) Guidelines

• Traffic study completed for the previous proposal indicated: wait time for southbound turn movement onto Highway 99 from Nordic Drive is currently

performing below a desirable level of service. expected marginal increase in wait times with proposed development further review recommended to provide improved left turn access to Highway 99

• Subsequent work between MoTi and the RMOW on highway traffic modelling and corridor access is on-going: Identify priority locations of concern and potential improvements. Generally, where improvements are required, RMOW will seek funding from MoTi, and

where necessary, development projects will typically share in costs based on the scale of the project and proportionate trip generation.

• Potential impacts of the proposed development have been mitigated by the reduction in the number of housing units from 48 units to 20 units The proposed development is expected to have low impact on traffic accessing the highway.

Traffic Considerations

• Official Community Plan (OCP) The lands are designated as a development permit area for

• Form and character of development, • Protection of development from hazardous conditions, and • Protection of the natural environment.

Project generally meets the Guidelines Through the rezoning process the proposed development is being

evaluated relative to the updated OCP

• Zoning Analysis Compliance with Whistler’s “Zoning and Parking Bylaw No. 303, 2015” will

continue to be assessed as part of the zoning amendment process. Variance required to permit tandem parking

Policy Considerations

• Activities to date Development Notification Sign has been posted on the property. Application materials that have been presented to Council are available for review on

whistler.ca under Active Development Projects, A public information meeting was held on February 19, 2018. Letters of support and opposition for the previous application submittals were included

previous reports to Council.

• Given the extent of changes to the development proposal, staff recommend an Online Public Information and Input Opportunity for the revised proposal Public notice in the Pique, mail out to adjacent properties within 100 metres of subject site,

posting on RMOW website. 30-day period for public review and comment. Copies of all correspondence received and summary of public input to be included in

subsequent report to Council.

• Zoning amendment bylaw also subject to the statutory public hearing requirements.

Community Engagement

Online Public Information and Input Opportunity• Ability for public to review relevant materials accessed from RMOW website and submit written

comments.• Public input becomes part of rezoning application file; will be considered in subsequent staff

recommendations to Council.

Third Party Confidential Pro Forma Evaluation • Ratio of employee and market units• Demand for units, proposed unit types, sizes and layouts (with reference to WHA waitlist and local

market analysis)• Local market and employee housing sales prices• Project feasibility and quality and affordability of employee units

Advisory Design Panel Review• Site planning, access and circulation, open space, landscape• Building massing, architectural form and character• Unit sizes, layouts and livability

Next Steps – Further Review

• That Council endorse further review and processing of RZ1144, a revised application to rezone the lands located at 2077 Garibaldi Way from Residential Single Estate One (RS-E1) to a site specific multi-family zone to provide for 20 townhouse units of mixed employee and market housing as described in this Report and shown in Appendices “B” and “C”; and

• That Council authorize staff to schedule an online public information and input opportunity, as described in this Report, for the proposed development and rezoning; and further,

• That Council authorize staff to prepare a zoning amendment bylaw for the proposed development for Council consideration.

Recommendation