WHISTLER: A CASE STUDY OF THE EFFECTS OF AMENITY MIGRATION ON THE RESORT MUNICIPALITY OF WHISTLER AND SURROUNDING ENVIRONS by STUART VALENTICH GRIPTON B.A., University of Calgary 2001 A THESIS SUBMITTED IN PARTIAL FULFILMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF ARTS in PLANNING in THE FACULTY OF GRADUATE STUDIES THE UNIVERSITY OF BRITISH COLUMBIA June 2006 © Stuart V. Gripton 2006 ABSTRACT This thesis examines the nature of amenity migration, its effects and related planning strategies and practices through a case study of the Resort Municipality of Whistler (RMOW) and surrounding environs. The goal of this study is to provide a descriptive overview of amenity migration in relation to the RMOW and region, primarily from the perspectives of selected key stakeholders as well as documentation from several RMOW and regional sources. For some time, the RMOW has been known as a world class destination resort and a progressive leader in various aspects of planning and sustainability. Interviews with sixteen key stakeholders revealed a range of familiarity with the concept of amenity migration and considerable knowledge about economic, social and environmental consequences. The concept of amenity migration was not used in RMOW and regional planning strategies and practices, raising some question about its conceptualization. A major effect of amenity migration was the lack of affordable housing, with subsequent local and regional effects. Significant planning measures perceived as effective included the Whistler Housing Authority, Vision 2020 and a regional growth strategy, currently under development. The study identifies the importance of a regional framework for strategic planning and the need for more research, in particular, to enable mountain communities to track their amenity migrants. Two key issues emerged: whether a “resort community” is viable; and the role of planners in relation to serving the diverse interests of stakeholders in these locales. The thesis concludes with implications regarding the continued use of the concept of amenity migration and the importance of the concept for planners, policy development and planning practice related to the phenomenon. ii TABLE OF CONTENTS Abstract....................................................................................................................... ii Table of Contents ...................................................................................................... iii List of Tables ............................................................................................................. vi List of Figures........................................................................................................... vii List of Abbreviations .............................................................................................. viii Preface........................................................................................................................ ix Acknowledgements ................................................................................................. xiii CHAPTER 1: INTRODUCTION..............................................................................1 1.1 Overview ................................................................................................................1 1.2 Purpose of Study ...................................................................................................4 1.3 Research Problem .................................................................................................4 1.4 Significance of the Study ......................................................................................6 1.5 Outline of Chapters...............................................................................................7 CHAPTER 2: RESEARCH DESIGN AND METHODOLOGY ...........................8 2.1 Research Design ....................................................................................................8 2.2 Validity, Replicability and Reliability.................................................................9 2.3 Methods................................................................................................................10 2.3.1 Literature Review...................................................................................10 2.3.2 Document Collection and Examination ................................................12 2.3.3 Semi-structured Interviews ....................................................................12 2.3.4 Site Visits...............................................................................................14 2.4 Study duration.....................................................................................................15 CHAPTER 3: THE AMENITY MIGRATION PHENOMENON AND PLANNING ......................................................................................16 3.1 Migration: A Significant Characteristic of the Human Condition ................16 3.1.1 Development of Amenity Migration Research......................................17 3.1.2 Definitions of Amenity Migration .........................................................20 3.1.3 Causes of Amenity Migration................................................................22 3.1.4 Characteristics of Amenity Migrants.....................................................25 3.1.5 Effects of Amenity Migration................................................................26 3.1.6 Second-home Research; Tourism and Migration Research...................31 3.1.6.1 Traffic......................................................................................32 3.1.6.2 Housing...................................................................................33 3.1.6.3 Natural Environment ..............................................................33 3.1.6.4 Social and Economic Impacts.................................................34 3.1.6.5 Fiscal Impacts.........................................................................34 3.2 Western Mountain Resort Communities..........................................................35 3.2.1 Early Era of North American Mountain Development..........................35 3.2.2 The Modern Ski Resort: 1970s and Beyond..........................................37 3.2.3 Real Estate Developers’ Perspectives....................................................38 3.2.4 Critical Perspectives...............................................................................40 iii 3.3 Planning for Amenity Migration .......................................................................43 3.3.1 Planning for Sustainable Mountain Development .................................43 3.3.2 Amenity Migration: Strategies and Techniques ....................................44 3.3.2.1 Bioregional Ecosystemic Approach (BRES)...........................45 3.3.2.2 Local Amenity Migration Planning Capacity.........................48 3.3.2.3 Growth Management Approaches ..........................................51 3.3.3 Planning for Affordable Housing...........................................................61 3.4 Summary..............................................................................................................66 CHAPTER 4: WHISTLER A CONTEXTUAL OVERVIEW .............................69 4.1 Overview ..............................................................................................................69 4.2 First Nations ........................................................................................................70 4.3 Western Development in the Whistler valley ...................................................71 4.4 Resort Municipality of Whistler: Existing Conditions....................................80 4.4.1 Environmental Conditions and Ecological Characteristics....................80 4.4.2 Development Patterns and Land Use Characteristics ............................82 4.4.3 Socio-economic and Demographic Characteristics ...............................84 4.4.4 Community Services..............................................................................90 4.4.5 Parks and Recreational Amenities .........................................................93 4.5 The 2010 Winter Olympic Games .....................................................................94 4.5.1 Whistler Athlete Village ........................................................................96 4.5.2 Post Games Legacy Neighbourhood......................................................97 4.5.3 Sea to Sky Corridor Transportation .......................................................98 4.6 RMOW and Regional Population Projections ...............................................100 4.7 Planning Implications.......................................................................................101 4.7.1 Whistler Official Community Plan ......................................................101 4.7.2 Comprehensive Development Plan......................................................101 4.7.3 The Resort Community Monitoring Program......................................101 4.7.4 Whistler Housing Authority.................................................................102 4.7.5 Whistler Environmental Strategy (WES).............................................103 4.7.6 The Natural Step ..................................................................................103 4.7.7 Characteristics of Successful and Sustainable Destination Resort Communities Reports...........................................................................103