The proponents for the massive Taicheng development in south Britannia Beach hope to convince politicians they need added density to make the project viable and allow them to develop the area along Minaty Bay. But officials will take their time to decide.
Representatives with the development were in front of the Squamish-Lillooet Regional District board on Monday (May 27) presenting an update on the project to directors.
Staff and a consultant hired by the SLRD to work on the project followed the presentation with a request for direction from the board on how to proceed with several aspects, including the added density and changes to Minaty Bay.
Area C Director Susie Gimse said the complex nature of the proposed development and its zoning and Official Community Plan amendments require more time to consider before she would be comfortable giving direction to staff.
There used to be a time when we sat down with these huge development proposals and we would spend hours going through the details, Gimse said. This is a huge project that requires attention from us and I almost want to refer it to Committee of the Whole where we can spend a few hours on it with staff versus making a decision on it now.
Squamish Director Rob Kirkham agreed, saying a 10-minute presentation does not give the proposed changes the attention they deserve.
This is a major change to our regional district that is being proposed, he said.
The board voted to refer the matter to a COW meeting to spend more time considering what is being proposed and to have a more detailed presentation from the proponents.
SLRD consultant Eric Vance said that with a project of this size and complexity,there are always concerns to work through.
As it progresses, said Vance, issues are resolved one at a time. Currently the proponent is working on addressing issues such as access and egress from Highway 99 with the Ministry and Transportation, railway crossings with CN, environmental assessment of the proposed marina and development of the waterfront, which is still Crown land.
We don't know the terms and conditions the Crown will allow on that land and may not know for some time yet, Vance said. I am confident in time these issues will be resolved and we will have clear picture of what we are dealing with.
However, he was looking to the board for direction on the density of units, which in the OCP currently sits at 1,000 units. Taicheng has expressed a desire to triple that to 3,000 units at build-out for the 216-acre (87-hectare) project.
We're not asking the board to play real estate marketers today, Vance said, adding the change would result in more apartment-style units in the area. But we want some general sense and if you want to give it today in principle, 'Is the board prepared to consider a tripling of the population or no, you want some alternatives looked at,' and we can go away and deal with Taicheng on that.
Architect Ron Lea with Taicheng told the board the added density is needed to create a complete and sustainable community in Britannia Beach South.
Lea said amenities are needed to kick-start the project and attract interested buyers, but the ideal amenities would be supported by a density of 3,000 units.
Without a complete village, the amenities won't be there and without the amenities we don't have the market they go hand in hand, he said.
The current OCP also sets out Minaty Bay as a regional park in the future, but Taicheng is proposing changes to that.
Vance wanted to know whether the board was willing to look at that as well.
We've always been clear as a board that Minaty Bay is of high value to the general public, so I would hate to see that compromised, Gimse said.
Lea said at this point, 77 acres of the overall project, or 25 to 30 per cent, is dedicated to park and green space, including the park space at Minaty Bay. That is significantly higher that the five per cent requirement typical in developments, he said.
It was proposed that what is currently envisioned for Minaty Bay in the OCP be significantly changed to allow for a hotel on the bluff and a residential component near the waterfront. As part of that, said Lea, Taicheng would like to preserve the majority of the waterfront and extend it with a full waterpark.
Area D Director Moe Freitag, who represents Britannia Beach at the board table, opposed the development of Minaty Bay and argued for the subdivision to be integrated with the surrounding communities.
The way Minaty Bay is currently proposed does not work for our community, Freitag said. This is our community we want integration. We don't want two distinct communities.
Lea said since Taicheng bought the property two years ago, it has held numerous public information sessions and prioritized residents' preferences for the project. The top five were: access to the waterfront and a marina, an eco-friendly development, green spaces and parks, vibrant restaurant and retail sector and trails for pedestrians and bikes.
Taicheng has also signed an agreement with the Squamish Nation relating to the development of the waterfront portion of the project, which is located on Crown land.
Lea said the developers intend to stage another public information session soon, after which it would adjust and make a final OCP and zoning amendment application to the SLRD.
