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Kingswood opts for RV park in place of Red Point

Developer won’t wait for area planning

A few weeks after a fiery public hearing sunk a rezoning application for the controversial Red Point development in Squamish, developer Kingswood Properties has announced plans to develop its Upper Mamquam Blind Channel (UMBC) land as an RV park.

“We are proceeding with an RV park, which is a permitted use under the current zoning and the only option which makes economic sense,” said Kingswood President Lorne Segal in a July 30 press release.

Councillor Greg Gardner, who voted against the proposed rezoning, said the developer is within their rights to develop an RV park, but noted that the maximum stay is for 30 days and so mobile homes would not find their way on site.

“I personally believe there are higher and better uses for the site,” he added.

Red Point was planned for a portion of the channel visible from Highway 99, at the southern entrance to Squamish. It called for over 200 units, some of which had already attracted down payments, but excluded commercial from the vast majority of the site. Still, it was in line with the Official Community Plan’s vision for the area, though critics say that description is antiquated. After years of planning, the developers ran into problems with their traffic strategy, and a number of rezoning efforts were rejected, with the most recent dividing council right down the middle.

Kingswood — who returned down payments with interest — had been silent up to this point. The July 30 release suggests strain between the district and the developer, with Segal announcing his disappointment in the failed rezoning, despite staff support and what they frame as approval from the Ministry of Transportation and the community at large.

“Well, I guess I’m concerned about the fact that that particular development has put three years worth of time and effort into the proposal and ultimately wasn’t acceptable to council,” said Councillor Gardner. “I want to move along the process that council initiated in December. I see us moving along as quickly as possible with a planning process that would let landowners in that area know what council’s vision for the area is.”

The process launched in December calls for the whole Upper Mamquam Blind Channel to be planned in unison, something district staff said they are still working towards. Despite a motion passed to proceed that way, council passed another motion earlier this summer calling for Red Point to be considered independent of that process. At the time, Gardner said that was done at the developer’s behest.

Wednesday’s press release shows a continued aversion to the planning process.

“We can’t wait,” said John Moonen, a spokesperson for Kingswood.

“We have been involved in this process for four years,” said Segal in the release. “Some members of council may want to undertake additional planning in the neighbourhood, but we have no idea how they will define that process and we are concerned it may take months, if not years, to complete. We simply cannot wait that long so we are proceeding outright with this now.”

According to Moonen, Kingswood has submitted renderings to the district and will go forward from there.

“A majority of council and the public have made it clear that a plan for the UMBC must be undertaken prior to any development,” wrote Councillor Corinne Lonsdale in an e-mail to Pique . “I believe Staff have received the message and will move forward. It is my opinion that that process should be a priority. Many who spoke commented on the potential opportunities for tourism commercial in that area. We desperately need jobs and we also need to enhance our property tax base. However, before we can move in any direction, a proper plan that is driven and supported by the community is desired and required.”

Along with Gardner, Lonsdale voted against the rezoning. They were joined by Councillors Patricia Heintzman and Mike Jenson. Mayor Ian Sutherland and Councillors Jeff McKenzie and Raj Kahlon voted in favour of the rezoning. Sutherland could not be reached for comment.

Squamish Nation declined comment, as well. Chief Gibby Jacob filed a strongly worded letter with the public hearing; he supported the development, praised an existing relationship the nation has with Kingswood and said the nation would be “discouraged” if the rezoning were to be denied.

“I’m always concerned when there’s an issue where Squamish Nation has taken a position that’s not the same as the district,” said Gardner, “and (Squamish Nation Councillor) Dale Harry and I have spoken about that. And I think, in the long term, I’m confident that there’s not going to be a negative impact on our relationship.”

Damage to the relationship with Kingswood is still uncertain.

“I am sorry it took this long for Red Point to get the message from the community,” said Lonsdale. “I know several council members and members of the public have been trying to convey our concerns for months and in my case since my first meeting with (project manager) Mr. (Ron) Bijok more than two years ago. I sincerely hope Mr. Segal is the community minded individual that members of his team have suggested he is. If he is, he will be able to understand and accept the community's position and also respect our desire for a tasteful project in that area that will be of benefit to Mr. Segal and the community.”

Despite the press release, Gardner waxed hopeful on bringing Kingswood back into the planning fold.

“I approached Kingswood by telephone call within a matter of days (of the rezoning) and offered to meet with the owner,” he said. “They declined to meet at this time. And I’m hopeful that we will be able to meet in September.”