Area residents challenge resort plan

If Garry Umbrich gets his way, the Takhini Hot Springs could become the Yukon's first full-blown vacation resort, complete with 20 condos, an 80-room lodge and bed and breakfast.

If Garry Umbrich gets his way, the Takhini Hot Springs could become the Yukon’s first full-blown vacation resort, complete with 20 condos, an 80-room lodge and bed and breakfast.

Those features would be in addition to the camping facilities, hot springs and retreat which currently exist on the 123-hectare property north of Whitehorse.

However, that appears unlikely, as 45 area residents turned out to express their unanimous opposition to Umbrich’s vision, during a public information session Wednesday evening at the Hootlinqua Fire Hall.

But before residents, most living within two kilometres of the hot springs, could voice their objections, Umbrich had the floor for more than 30 minutes to make his pitch.

“The marketplace is ready for it, we believe,“ said Umbrich.

His proposal is based on a 2004 master plan that set parameters for developing an eco resort. The plan was crafted in consultation with more than 40 hot springs shareholders, the community’s residents and the Yukon government.

Between then and now, acrimony between shareholders boiled over, resulting in a lawsuit that was settled out of court in 2007, which paved the way for Umbrich to become the majority shareholder.

During his presentation, Umbrich indicated on several occasions that the session was a gesture of goodwill, rather than something he was obligated to do.

“We could subdivide (the property),“ he said. “We don’t have to have a meeting ... we have a right to do that.“

Umbrich, president of Takhini Hot Springs Ltd., said cutting up the property and selling it as parcels to prospective investors interested in the resort vision guarantees that two-thirds would be preserved from development and that the area would maintain its natural integrity.

Speaking on behalf of an “informal group” of residents, Eric Vale, an eight-year resident, questioned Umbrich’s interpretation of the 2004 master plan that Vale described as “a best attempt to represent, with a lot of compromises, our interests at the time.“

“I cannot find the words ‘condo’ or ‘stratified lots’ in there,“ said Vale. “(Your plan) is fundamentally out of step with the master plan.“

Vale went on to relay concerns about traffic, noise levels, increased residential density and changes to the zoning that could dramatically affect Takhini residents’ quality of life, sentiments that were later reiterated by others in attendance.

Brian Farrell, who’s lived by the hot springs for 27 years, took particular exception to Umbrich’s attitude.

“You’re making a veiled threat ... first you talk about community inclusion and a harmonious approach, then, every 20 minutes, you say, ‘You bastards, if you don’t like it, we’ll do it anyways,‘“ Farrell said. “Where’s the punch in the face?“

The resulting exchange quickly turned to a back-and-forth volley between Vale and Umbrich over whether Umbrich could unilaterally subdivide and sell the property.

It was at this juncture that Brad Cathers, a cabinet minister and the Yukon Party MLA for Lake Laberge, interjected to make clear amendments to the current Commercial Mixed Tourism zoning, to which Takhini Hot Springs is beholden, are at the discretion of the cabinet.

“Any matter of change to regulations, or what we call an order-in-council, is subject to cabinet consideration,“ he said after the meeting.

Cathers went on to say that before approving or rejecting such a proposal, the cabinet must consider the public’s position, that of the relevant first nation, in this case theTa’an Kwachan Council, and any socioeconomic impacts.

Asked his impression of the meeting, Cathers declined “to prejudge the process.

“Public sentiment is quite clear,“ he added. “There’s certainly a lot of public concern.“

Under the current CMT zoning, the minimum lot size is 10 ha with provision for a maximum of two residences per lot.

The alternative to Takhini Hot Springs Ltd.‘s proposal, said Umbrich, is liquidating a dozen 10-ha lots, potentially opening the door to Outside developers who would not have Takhini residents’ best interests at heart.

Peter Wojtowicz, a 25-year resident of the area, said Umbrich’s motivation is not to develop a resort but to generate capital to keep his company afloat.

“You’re cash-strapped so you want to build condos because you need the money,“ charged Wojtowicz.

Michael King, a resident of the area for 14 years, suggested Umbrich’s motive is selfish and he has failed to take his neighbours’ wishes into consideration.

“You’re asking us to give up our quality of life to accommodate your business,“ King said. “Is that fair, Garry?“

After the meeting, Umbrich and his wife, Carla Pitzel, manager of the Takhini Hot Springs, appeared somewhat rattled but no less determined.

“I’m OK with (the reaction); we were expecting it, but we’re getting a dialogue going,“ said Umbrich, adding that his proposal is “a way of financing the total development.

“Our ideal scenario is to develop a resort community with independent owners and operators all subscribing to a resort development plan,“ he said.

Marcel Barrault, a land use planner with the government’s Community Services department, said any draft order-in-council to amend the zoning would be done in concert with further community consultation.

As well, Umbrich will hold additional public information sessions to present his resort plan.