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No university for Whistler

Council stops Whistler International Campus before rezoning process begins
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Last-Minute Appeal Dr. Doug Player addresses the Whistler Council. 'It's an opportunity that will never come again,' he said. Photo BY David Buzzard/www.david buzzard.com

The decision was touted to be the most difficult and controversial of council's term but, in the end, quashing the plans for a freestanding university turned out to be relatively straightforward.

Delivered with confidence at Tuesday's meeting, Mayor Nancy Wilhelm-Morden did not mince her words as she summarily dismissed the plans for one of the biggest development projects in Whistler's history — more than twice the size of the athletes' village, bigger even than Village North.

"This is not a proposal to build a university," she stated. "This is a proposal to build a large commercial development..."

The plans for the Whistler International Campus (WIC) called for more than one million square feet of built space, not including below ground parking and student services spaces, in 27 different buildings.

"First and foremost this is quite simply a bunch of buildings the owner will be leasing out. Full stop," she added.

Seeing no community benefits, but rather "substantial risk" the mayor put an end to 20-months of speculation about the fate of WIC and the possibility that council, which said it was "open for business" when it took office, could approve a ground-breaking concept on one of the most controversial pieces of Whistler property.

Some of the roughly 60 audience members were visibly agitated as the mayor spoke, the last of all seven members of council to speak out against the project and voice their support of municipal staff's recommendation not to move it forward through the rezoning process.

Walking out of the meeting Dr. Doug Player, the local face of the project, said he was saddened and disappointed with council's decision.

"It's an opportunity that will never come again," he said, shaking his head. "It's an opportunity for economic diversification. It's an opportunity to provide for kids in the community. It's an opportunity certainly for the businesses."

As for the mayor's assertion that this was just a development ploy, Player said:

"I would never bring just a commercial venture here. This was all about education."

And yet, education appeared to be the least of council concerns about this project as each separately addressed their reasons for rejecting WIC.

While it may have been a unanimous vote, in keeping with this council's fashion, each councillor offered a unique point of view, adding a little insight into what was behind each individual decision.

Council's Rationale

One of the chief concerns raised at the table was the request for 2,924 bed units over and above Whistler's growth cap to make the project viable. Bed units are Whistler's unique tool of measuring growth — each single-family home is the equivalent of six bed units.

Under the new Official Community Plan (OCP), adopted earlier this year, any development proposal that proposes to raise the bed unit limit: "should not be favourably considered unless it is a strategic opportunity that demonstrates extraordinary benefits to the resort community and will substantially strengthen Whistler's progress towards achieving its vision."

Councillor Jayson Faulkner said the issue of education is "a motherhood and apple pie issue;" everyone supports it.

"This (project) is about an OCP amendment," he said.

"Our bed units are by far and away our best... currency... One of the reasons Whistler has been so successful is the judicious use of those bed units."

His rough math pinned the price of an average bed unit at $15,000 to $28,000, making the request for almost 3,000 new bed units a value of $40 to $90 million.

"By any standard that is a staggering amount of value," said Faulkner.

Councillor Duane Jackson outlined the precedents for raising the cap — the controversial Emerald Forest deal that saw 476 bed units created for the Four Seasons resort, the past proposal calls for the Nicklaus North Golf Course and the tennis club where bed units were given in exchange for resort amenities, and most recently, the market housing created in Cheakamus Crossing to help finance the employee housing.

When it comes to WIC, and the sheer volume of bed units requested, Jackson said simply: "I don't see that community benefit."

Councillor Jack Crompton echoed that sentiment.

"As much as I think this is an interesting concept, it simply doesn't rise to the level of 'extraordinary benefit' that the OCP requires," he said.

Crompton also talked about his quest to find true supporters of the rezoning project.

"I expected this to be a really contentious community issue," he said. "As far as I can tell the community doesn't want this proposal at this location."

Councillor Roger McCarthy touched on another unique aspect of the project, the infusion of up to 1,500 students in a town of 10,000.

"We already have a significant demographic imbalance, in other words a very young community," said McCarthy.

This imbalance is not optimal for Whistler's higher-end clientele. So while the resort needs to stay current and trendy it cannot come at the cost of making other guests feel a level of discomfort at their place here.

Adding to that concern was a comment from Councillor John Grills that increasing the student base would place more stress on the seasonal pressure cooker of finding beds for employees. Whistler is finding itself maxed out again as it heads into the winter season this year, he said.

"There's no guarantee that the students and staff would live on campus," said Grills.

He also touched on the possibility of the "university" not paying property taxes as allowed under legislation. That would add a burden to the Whistler taxpayer to maintain roads, and sewer and fire services.

Player dismissed that assertion after the meeting, saying WIC always had every intention of paying taxes

Finally Councillor Andrée Janyk said she looked at the proposal through her areas of strengths — environmentally and educationally.

She expressed concerns about the lack of comprehensive study on the sensitive wetlands. And she found the university proposal "a bit weak."

"I think people of today are looking for solid degrees... that are going to lead to solid jobs," she said.

She asked: Will this project enhance the Whistler brand? And if it fails, what will be the legacy on that brand?

The Future

After the council meeting Player called the staff report recommending against moving to a rezoning process disingenuous.

"I think the fact is, had they sat down with us, as they did with Michael Audain for example (the proponent of a multi-million dollar art museum that was fast-tracked through municipal hall this year), and said 'hey, let's talk about size' then we could have dealt with that. But there was no interest in doing that."

And so the 77-acre Alpha Creek lands, known as the Zen lands, remains zoned for four single-family estate lots.

"I saw no open door today," said Player. "No open door from the mayor or from anyone on that council to look at it. So it's very unfortunate in my opinion. I think it's a terribly sad night and a lost opportunity."

When asked after the meeting if anything concrete is on the horizon from the education task force recommendations, the mayor and CAO Mike Furey confirmed that there are two initiatives in the pipeline they hope to bring forward in the coming months with two different organizations.

Furey said: "There are initiatives that are being worked on now."