2501 Gondola Way

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Bunbury Lands, Whistler, BC

Introduction

The development which is the subject of this web page is the proposed Bunbury strata subdivision of District Lot 2291 Plan 19602 within the Resort Municipality of Whistler(RMOW). The site is approximately 4 hectares in area, or 40,000 sq. m. and is located on the hillside above Bear Creek Estates and below Kadenwood. Note, the red lines on the image above indicate roughly where the boundaries lie.

The development is zoned for 5 single lots of varying sizes, and it also offers significant tree preservation areas, thus adding to the privacy. The lots will each provide a single-family dwelling property. The development of the 5 strata lots is approximately 12,844 sq. m. This development will connect to existing municipal services adjacent to the property.

site hectaresacressq. meterssq. ft.
Overall41040,000.430,556.
Land for development1.3312,844. 138,252.

Drone Video Imaging

Current Buildings on the Land

There are currently 3 residential dwellings on the site. The dwellings are old cabins that will be sold “as is”. The cabins are occupied so not available for showings until there is an accepted offer. While the cabins are not worthy of extensive renovation, they will make suitable accommodations for trades people who need to live on-site during construction. These comfortable cabins have been renovated and have all the modern conveniences.

Topography

The land for sale is approximately 408 m x 103 m in overall dimension and has an area of 4.22-hectares. The property slopes generally from east to north-west, with a total fall across the site of 130 m. Trees are the predominant vegetation on the site except where access roads and dwellings have been constructed.

Tree Preservation

The land has an area designated as tree preservation with a zoning of Pan1. The area designated is thick forest. This forested land provides a barrier between the building area of the lot and the Kadenwood development further up Whistler Mountain.

Potential

Permitted use is currently zoned for 5 lots. This zoning has received the third reading from the Resort Municipality of Whistler. However, this has not been registered with the BC Assessment as the property is for sale. The zoning was originally RS-E which is estate lot zoning. The sellers decided to rezone to multiple homes in 2018.

Rezoning

Anything is possible in Whistler. However, the seller can only sell you what they own. Any rezoning potential should be investigated by the Buyer.

Access

The main access road will be on common strata property through (easement) Bear Creek Estates. The balance of the site will be dedicated as parkland. The residential properties will be serviced and accessed from the west and north sides of the site through Bayshores and Bear Creek Estates.

MLS Data Sheet

  • List price: $9,995,000 CAD
  • Land size: 9.81 acres
  • Rezoneable: Yes
  • Exposure: South
  • Title: Freehold non-strata
  • Existing services: electricity, municipal sewer, municipal water, telephone and cable
  • Services at lot line: natural gas
  • Taxes: $9,335. Year of 2024
  • MLS R2772507

Link to pdf MLS Data Sheet

Development

Conceptual Lot Plan

The location of Cabin #3 is on Lot 5 in this conceptual plan. However, on the Site Services Plans below, cabin 3 is on Lot 4. For the sake of this webpage, Cabin #3 will be noted as being on Lot 5. Remember, the layout of these lots is conceptual. Therefore, you are not bound to the concept, you may have a different plan for the 5 lots.

Notes:

  • The plan above is the legally zoned plan to show the 5 lots. This site plan was approved by the RMOW as part of the rezoning.
  • The colour on each lot indicates the best topography to build the house.
  • There is no building envelope on each of these lots as you would expect to see with a vacant lot that has zoning. The reason for this is that the Buyer will determine if this is the actual layout that they want, or if they want to rezone for something else.
  • When the building envelope is confirmed for development, BC Assessment then increases the taxes for the land according to the value. The Sellers do not want to pay increased taxes. The Buyer will pay the lower tax rate while the plans for development are confirmed.
  • The individual lots do have an individual land survey.

Link to pdf Conceptual Plan

Survey Plan of Lot 2291

Below is the land survey which is registered on title.

Link to pdf of Land Survey Lot 2291

Topography and Potential Views

From the lighting in this video should give you a sense of the topography around the property. This may help you determine the view potential for each lot. 

Views From Lot 5 to the South and North

This video shows you the views to the south and the Tantalus Range, then the video takes off again and shows you the views to the north. The video purposefully shows you that these were taken from the location of cabin #3 on Lot 5 which seems to be in the best spot on the property.

Size of House Build

To determine the size of build, refer to RS1 Zoning section 11, which reads:

a) Where a detached dwelling is sited on a parcel having a frontage of less than 24 metres the maximum permitted gross floor area of the dwelling is 325 square metres and (Bylaw 2166)

b) “Where a detached dwelling is sited on a parcel having a frontage of 24 metres or more or despite subsection 11(a), on any parcel identified in section 10A, the maximum permitted gross floor area of the detached dwelling is 465 square metres, subject to compliance with the other requirements of this Bylaw regarding permitted gross floor area (Bylaw 2166)”

Link to pdf RS1 Zoning

Lots 1-5 Size, Frontage and Build

Lot #Land size m.sqLand size sq. ft.Frontage House sq. ft.
Lot 11303 14,025 29 m/98 ft.5005
Lot 21503 16,17815 m/49 ft.3500
Lot 3189820,42915 m/49 ft.3500
Lot 4164217,67415 m/49 ft.3500
Lot 5117812,680 29 m/98 ft.5005
Total 7,524 sq. m80,988 sq. ft

Bed Units

The RMOW has allocated 30 bed units to this 5 lot development. Under RS1 zoning, each house will have 4 bedrooms and the remaining 2 bedrooms be for the auxiliary, for example, the suite above the garage.

Overall Site Services

This image shows the overall site services for the entire land. There are 3 cabins on the lot that were built decades ago. The 3 cabins have the following services:

  • hydro
  • municipal water
  • municipal sewer
  • buried cable and land-line services

The services will need to be brought in for the new buildings as the current services in place for the cabins would not support new development. See the 2024 estimate below from Whistler Excavations to prepare the site for development. This preparation includes bring all the services to the lot lines.

Link to Overall Site Services

Site Services for Lots 1-5 Development

This image shows the existing services for the 3 cabins. The proposed services for the 5 lots are noted.

Link to Site Services Lots 1-5

Excavation and Site Services Estimate

Whistler Excavations recently (May 2024) provided a preliminary estimate for the clearing, excavation and servicing of the 5 lot subdivision. This includes bringing all the services to the edge of each lots 1-5. The cost of $1,440,000 includes:

  • management
  • demolition
  • clearing
  • earthwork
  • water
  • sanitary
  • drainage
  • utility, and
  • roadwork.

Link to Excavation Estimate

Proposed Tree Preservation

This “Proposed Plan or Tree Preservation Area” is registered on title. This document shows you the border of trees surrounding lots 1-5. The Pan1 zoning relates to the tree preservation areas on the property.

This is also a good plan to show you the total area that is zoned for development.

Link to pdf of Proposed Plan of Tree Preservation

Link to Pan1 Zoning, Protected Area

Bear Creek Strata Access to Land

The access to the property is through Bear Creek Strata (BCS) This is an easement registered on the title.

Link to pdf of Bear Creek Strata Plan

Link to Easement on the 2505 Title

Development Effect on Bear Creek Strata

Development of the property will require the BCS to be involved as their road will be used by heavy vehicles. This can cause damage to the road. Since the road is a strata common property, the owners in BCS are responsible for the repair and maintenance of the road. It is not a municipal road. The Sellers have discussed this situation with the strata corporation. A letter was drafted from BCS to the Sellers and although it has not been updated, it does show good faith from BCS.

Link to pdf Letter from Bear Creek Strata acknowledging heavy machinery on the strata road.

Environmental Reports

Initial Environmental Review

Prepared by Cascade Environmental Resource Group Ltd. for the owners of 2501 Gondola Way on January ,2018. The same report is part of the Covenant on Title CA9791262.

Link to Cascade Environmental Report

Riparian Assessment

A riparian assessment was completed by Cascade Environmental. This is Riparian Assessment is registered on the title.

Link to Riparian Assessment

Preliminary Servicing Design Brief

Prepared by Gilbey Engineering Services on September 2017. This report was submitted to Drew Meredith. Drew was a real estate agent with Whistler Real Estate Company, from my personal knowledge, Drew helped Alex Bunbury obtain the rezoning of the land.

This document is the Preliminary Design Brief that generally describes the servicing concept for connection to these municipal services. A more detailed and comprehensive Design Brief will be prepared at time of detailed site servicing design.

Note: Item 3.1 states: “A specific legal document permitting access through the Bear Creek Strata was not located. It is assumed that the same public access rights that currently apply to DL2291, and to the existing public road right-of-way through DL 2291 (including trail/ski-out privileges), will continue to apply to access for the proposed subdivision.”

However, on the title there is a Legal Notation that refers to the easement CA9549870 Which is the easement of access through the Bear Creek Strata. Please see the Title and Components section of this page.

Link to Proposed Preliminary Design Brief

Location

Civic Address

The red outline shows the location on the civic map for this property. There are 3 addresses on this civic address map. The civic map is outdated. The reason is that there were 3 houses built on the land when this map was constructed. At that time, the owner was going through the process to have the land rezoned for 5 lots.

2501 civic Address  ALP

Drive to Whistler Village Video

It is less than a 3 minute drive to Creekside from 2501 Gondola Way. It is a 7 minute drive from 2501 Gondola Way to Whistler Village. This video also shows the road through Bear Creek Estates, which is an easement benefitting 2501 Gondola Way. This easement is on Title.

Ski-In/Out Access

This property has a ski-out, or a ski-home trail. The next question asked is usually, could I walk up the ski-access to get to the ski-trail that runs from Kadenwood to the slopes.

This ski-home trail set-up is similar to Sunridge and Horstman Estates. The location has a ski-home trail which runs from Heritage Peaks Trail in Kadenwood down a trail cut through to Bayshores. This is a narrow trail. Then, before you know it, there is a sign that reads Bayshores to the left and BearCreek to the right. From there you are on a public road that runs through the property. This trail services the residents of Bear Creek Estates. Halfway along the road there is an off-shoot to the left which takes you to cabin on lot 5 which is on the south side of the property.

The current owners of the property hike up the ski-home trail and then ski from there. Therefore, it is not impossible. However, if you have anyone who is not in the same fitness or have the same motivation for skiing as the current owners, consider this a ski-home location.

This public road is not a registered easement, but is registered on the title as Plan19602 and is noted as RR1 on the title. See Title section at the end of this page.

Link to Plan19602

Ski-Home Trail to 2501 Gondola Way

The purpose of this video is to show you the ski home trail into 2501 Gondola Way for the house currently on Lot 5. Then on to Bear Creek Estates and the entrance of 2501 Gondola Way. I am starting at Franz’s and then taking the Kadenwood Trail across the mountain to the Kadenwood development. Then it is into and through Kadenwood pointing out the entrance to the house on Lot 5 and then ending up at Bear Creek Estates.

Ski Home to House on Lot 5

This video shows you the trail into and ending up at the house on lot 5. Without a doubt this house is in the best location on the property, it is the highest up and has stunning views to the north and south. These views are in another video on the playlist. I have linked this video to the ski-home trail which starts at Franz’s run on Whistler Mountain. Stay tuned as that video will show you the route home to the house on lot 4 and to Bear Creek Estates.

Zoning, Title & Other Legal Documents

Zoning Amendment Bylaw

Below are links to the documents confirming the land has its fourth and final reading for the zoning for 5 lots. Note: the 5 lots shown so far on this site are a conceptual design. The Subdivision and Land Use Covenant reached final registration at the Land Title Office under number CA9791262, a copy of which noted in the Title section below.

The minutes of the RMOW meetings are also attached which indicate that the third reading took place in Whistler on March 8, 2022

Link to Zoning Amendment Bylaw 4th and Final Reading

Link to RMOW 3rd Reading Minutes

Title and Components

The following links are for the Title and all the components.

Easement to the Benefit of the Kadenwood Strata Corporation Video

This video shows you the access trail that is a registered easement on title to the benefit of the Kadenwood Strata Corporation. This easement allows access from Kadenwood to the slopes.

BC Tax Assessment

The Tax Assessment value of the property is noted at $3,161,000. The Property Taxes are $9,335 for 2024. The fourth and final reading by the RMOW was accepted. However, the layout of the 5 lots is still conceptual so there is nothing new to submit to BC Assessment. Thus keeping property taxes and value at the current rates.

Link to BC Tax Report

RMOW Docs on file

The Listing agent requested the documents on file from the RMOW. One file was received which covers 1972-1996. Note: the listing agents are in communication with the RMOW to source out missing information. Considering there was a re-zoning, one would think that there must be a file with that content.

Link to RMOW file 1972-1996

PDF Document Package

A Dropbox link to all the pdf documents on this webpage:

Link to Dropbox for all the pdf documents on this site in one file.

Next Steps

This property is listed for sale by Marshall Viner PREC and Marion Anderson PREC both of Sutton Group West Coast Realty. Both Marshall and Marion represent the Seller. If you have an interest in this property, please ask your realtor to contact either Marshall or Marion Anderson.

Marshall Viner PREC, marshall@marshallviner.com (604) 935-2287

Marion Anderson PREC, marion@marionanderson.com (604) 938-3885