The highly contested residential development Red Point proposed for the Upper Mamquam Blind Channel failed to get third reading on Tuesday (July 15). In a move that suggested council is growing weary of condo developments and putting greater importance of job creation and tourism, the split-vote decision not to rezone the property from tourist commercial to comprehensive came after a lengthy public hearing where more than 30 people shared their feelings on the high-density residential project.While a few were unclear about their stance, the vast majority expressed opposition to the project, citing concerns with an unusual traffic plan for vehicle access and the loss of tourist commercial lands."Right now those lands are designed for what I see as reasonable usage," said Valleycliffe resident Jim Sandford. "I don't see that we're actually in a shortage of condos in the downtown." He also urged council to follow through with an area plan for the Upper Mamquam Blind Channel. "Let's get the community involved in the process."Red Point's project manager Ron Bijok gave one last pitch for the project by emphasizing the need to transform the barren strip of land."The property has been unused and empty for too long, he said. "Red Point has the potential to be a signature project for the community."He also said the developers had overcome vehicle access issues with the new traffic plan, calling the roundabout system both "safe and effective."According to him, the plan had also been given Ministry of Transportation (MOT) approval on a preliminary basis - a claim Upper Mamquam Blind Channel Community group member Kevin McLane later scoffed at since the plan has more impact on municipal roads."If Squamish wants to make a mess of its municipal road network fill your boots but its not an MOT responsibility," he said.While the newest traffic plan, which saw turnarounds at the Adventure Centre and the new Waterfront Landing site, offered some improvements, it did little to impress people such as Hospital Hill resident Doug Woods."These developers keep hammering away at finding a way. I think it's just as pathetic as the last one they came up with," said Woods. "They're obviously not going to be living on that site because I don't think they would."A right-in, right-out restriction meant a plan was needed for traffic that couldn't cross a median on Highway 99. Drivers would go to a future Adventure Centre off-ramp and a proposed roundabout at Waterfront Landing.Several people took exception to the idea of turning the Adventure Centre parking lot into a driveway for the development."It's unbelievable to think that you guys would want to have the traffic flow through the Adventure Centre," said Squamish resident Andre Ike. Busloads of children could be found gathering at the Adventure Centre parking lot for guided tours, making it a dangerous place for residential traffic, he said.Most of the criticism centered on the project's location, not the development itself.McLane said Red Point was a "tragic" case of the right project in the wrong location. He blamed the district for leaving the area unplanned."We've come to this place because there is no greater land use plan for the Upper Mamquam Blind Channel," said McLane.He said he would like to see staff considering ways the area can be developed in keeping with its tourist commercial zoning.Last winter, council passed a motion suggesting all proponents refrain from moving forward with projects in the area until the district develops an Upper Mamquam Blind Channel land use plan. However in June, council learned this process has been deadlocked by conflicting stakeholder opinions. The landowners of the Red Point site, Kingswood opted to take their chances and try for third reading even though planning was still underway.It was the second time they had gone through the process. In 2007, third reading was given then rescinded over traffic concerns.Many of those who spoke in favour of the project had a vested interest in it and had already bought into a unit.Some had good things to say about the developers.Squamish Nation councillor Dale Harry read a letter from Chief Gibby Jacob supporting the project in part because of Kingswood's outstanding reputation.Harry addressed concerns the development would create a commuter culture by saying the town already acts as a bedroom community to many. He said the development would provide valuable construction jobs to Squamish Nation members.The rezoning application was rejected in a three-to-four vote in which Coun. Mike Jenson, Coun. Corinne Lonsdale, Coun. Patricia Heintzman and Coun. Greg Gardner opposed the application.The crowded council chambers broke out in applause after Lonsdale explained her position.She said she would like to see the area developed in a way that would create jobs and attract tourists, suggesting ideas such as a campground, mini-putt course or water attraction.She said a strong plan was worth waiting for, even it to took a decade to arrive. "I don't mind that property sitting vacant for a long time if it has to in order to get the best project on it," she said.Heintzman echoed the words of many that had spoken in opposition to the project when she said, "I think we can do better."Those in favour of the project kept their comments short.Coun. Raj Kahlon said he was tired of looking at the mud and grass.Mayor Ian Sutherland said many of those who criticized the project had changed their opinions "180 degrees" from the last public hearing, namely rejecting a right-in and right-out model they once said was needed.Coun. Jeff McKenzie made no comment at all.A spokesperson for Kingswood was not available to comment on future plans for the site.
