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Crystal Lodge renovations cast shadow of doubt at council table

Project is delayed for shadow analysis Council has stalled extensive renovations to the Crystal Lodge over fears the revamped building will cast more shadow on the village streets and patios.

Project is delayed for shadow analysis

Council has stalled extensive renovations to the Crystal Lodge over fears the revamped building will cast more shadow on the village streets and patios.

"(I have a) fear that we’re going to have a serious new shadow problem," said Councillor Nick Davies at Monday’s council meeting when council was presented with the plans for renovations.

The proposal to renovate the north wing of the hotel, stretching from Sportstop to Forks, includes 22 new units and more than 1,300 square metres of additional gross floor area (GFA).

The renovations also include plans to raise the building from three stories to five stories in the area above Citta’s Bistro. This will accommodate a penthouse unit with a decorative cupola or small tower on top.

This section in particular raised a red flag for Davies about the shadow effects on neighbouring areas, despite assurances from staff.

"I think that the analysis is accurate," said municipal Senior Planner Mike Kirkegaard.

"I have no basis to think otherwise."

Though Davies was shown diagrams drawn up by the architect that showed minor impacts from shadows cast by the renovated building, he was not convinced.

He said the solar analysis drawings do not accurately reflect the shadow impact on the sunny days of the ski season, particularly on the La Bocca and Brasserie patios opposite the Crystal Lodge.

Davies told his fellow council members they have a "sacred duty" to protect Village Square and Village Stroll from any significant shadow that could be cast by the newly renovated building.

He called the area one of the key amenities in the community, an amenity that gives Whistler "sparkle factor" when the eyes of the world are on the resort.

Davies called on the developer to prove him wrong with a detailed shadow analysis. He persuaded four members of council to hold off on a decision until the new shadow drawings were produced.

But other councillors raised additional concerns about the renovation.

Councillor Caroline Lamont voted against the renovation in part because council has not come up with a policy of dealing with increasing GFA in the Core Commercial One (CC1) zone.

She has been asking for a policy to be developed by staff since August.

Technically any property within the CC1 zone is allowed to develop 3.5 square metres of GFA per square metre of the property parcel area.

In the case of the Crystal Lodge, which has a parcel area of 2,066 square metres, up to 7,232 square metres can be developed. The proposed renovation would see just slightly less than the allowable 3.5 square metre ratio developed.

Lamont said she doesn’t like the piecemeal approach of approving individual buildings in the CC1 zone for GFA increases with no set policy.

While Councillor Kristi Wells recognized the concern about the CC1 zone she said it’s a policy concern and at the current time there is no set policy. As such, the Crystal Lodge renovation project cannot be judged on a policy that does not exist.

Wells was the only councillor who spoke out in favour of approving the renovations as presented at the meeting.

She said the developers have come up with a long-term solution to the design and repair problems at the hotel. They have recognized the significant place of the building in the village. She also said the developers have already made a number of revisions to the plan to accommodate concerns from neighbours.

One neighbour Dr. Michael Rabkin, who owns three units in the Hearthstone Lodge and lives in one directly opposite Citta’s, appealed to council at the meeting.

He said he is in a dilemma because he loves the improvements to the Crystal Lodge but he does not understand the necessity of the penthouse and cupola, which compromise his view of Whistler Mountain.

He asked council to consider the ramifications of increasing the height and GFA in one project. Approving this project he said could set a precedent of allowing higher buildings in the village.

Consider if Blackcomb Lodge and Hearthstone Lodge and the rest asked to elevate their structures, he said. It could change "the gem of Village Square."

Councillor Ken Melamed echoed Lamont’s concerns about the CC1 zone and how much GFA could be developed in the future.

"It can only keep going up," he said.

"The height of the roofs is critical."

The north wing of the Crystal Lodge was one of the first hotel developments in Whistler and was completed more than 20 years ago.

The roof is in desperate need of repair and there is extensive water damage in the hotel, which is impacting hotel operations and the guest experience. The renovations also include a number of enhancements for the commercial stores on the ground level, as well as an overhaul of Citta’s.

The designs have been on the table for 15 months and have been looked over extensively by the municipal design panel.

After a lengthy debate a majority of council finally agreed to have the developer do a shadow analysis and present the findings at the next council meeting.

Staff is also working on a policy for dealing with increased GFA in the CC1 zone, which should be ready for council review in coming weeks. Staff is trying to establish what the potential remaining GFA is in the CC1 zone.