Middle McIntyre Creek Values - Information Gaps And Outstanding Questions

Information from: Friends of McIntyre Creek, Yukon Conservation Society, high school and Yukon College educators, Yukon Bird Club, Porter Creek Community Association and Takhini North Community Association

Our organizations oppose the development of the proposed Porter Creek-D (PC-D) subdivision in Middle McIntyre Creek because of the significant and unmitigatable impacts it would have on the area’s socio-economic values like recreation and education, and environmental values like wildlife and clean water and air.

We also believe that inaccurate information is being used to support the need for the proposed PC-D subdivision and insufficient information has been collected to fully understand the impacts of the development should it proceed.  Further information collection from stakeholders would also allow for important, alternative visions for future use of the area to emerge. 

Below is a summary of the socio-economic and environmental values of Middle McIntyre Creek and how they would be impacted by the proposed PC-D subdivision.  Also summarized below are what we feel to be important information gaps and outstanding questions regarding the proposed PC-D subdivision that have not been adequately addressed to date by City of Whitehorse staff.

Values

1) Recreational Values

One of the most important values of the Middle McIntyre Creek area is the diversity and quality of recreational opportunities the area supports.  These recreational opportunities in turn contribute to physical and mental human wellbeing.  The recreational values of McIntyre Creek largely flow from the following three qualities: a) large size, b) central location within walking and biking distance of many Whitehorse residents and c) wildlife and nature-viewing opportunities.  


a)    Large size.  Approximately 345 hectares of land is currently available for recreation purposes in the Middle McIntyre Creek area.  This does not include land designated in the Whitehorse Official Community Plan as Institutional and First Nation.  The proposed PC-D subdivision would significantly reduce the area of land available for recreational use and concentrate the impacts of continued use on the remaining, most sensitive, riparian areas.

-    Walking, running, biking, ATVing and snowmobiling, berry picking, fishing, dog walking, bird watching, and plant and wildlife viewing are all popular recreational activities in the Middle McIntyre Creek area.   The large size of the area allows these diverse activities to co-exist without significant overlap and also spreads out the human presence which contributes to the wildlife sightings that attract people to the area.

-    The large size of the area buffers users from urban sounds (traffic noise, lawnmowers), sights (roads and houses) and smells (car exhaust) which provides an important sensation of escaping from the city and being immersed in nature.

-    The large size supports a certain population and diversity of wildlife – if this area is reduced by development of the PC-D subdivision, wildlife numbers and diversity will be reduced as well. 

-    If PC-D is developed, recreational activities will be concentrated on the south side of the creek.  However, the size of land available for recreation purpose on the south side will shrink in the future due to the planned road connecting Yukon College with the Alaska Highway, new Yukon College development, and buildings on KDFN land.

b)    Central location within walking and biking distance of many Whitehorse residents.

-    To preserve our quality of life, Whitehorse needs to be forward-thinking like the creators of New York City’s Central Park and Vancouver’s Stanley Park.  Central Park and Stanley Park are more developed and exist in a much more urban setting than Middle McIntyre Creek, but these Parks are centrally located and easily accessible.  Much of the 13,000 hectares of land contained in Whitehorse’s five designated parks is not central and accessible in the same way as Middle McIntyre Creek.

-    People don’t have to drive to recreate in Middle McIntyre Creek as there are a number of neighbourhoods within walking distance including Porter Creek and Takhini. McIntyre Creek may also provide greenspace to the growing population in Whistle Bend.  This is good for climate change and reducing traffic congestion. 

-    People who choose not to drive or can’t afford a car need accessible green space.  

-    Central areas with creeks and wetlands are limited in the City

-    A centrally located natural area provides benefits to health, quality of life and nearby property values. Studies show that health and property values close to green space are higher. The health benefits of urban green space are important. They stem both from the opportunity to engage in healthy outdoor exercise, and the psychological benefits of escaping to a quieter, less stressful environment.

c)    Wildlife and nature-viewing opportunities.  

-    PC-D would result in extensive clearing of the relatively intact forest lands that occur north of the creek.  While there are human caused impacts on the north of the creek (Pine Street extension dirt road, the dirt road from Mountainview Drive, the snow dump and disturbance of wetland edges below the Yukon College), this side is much less impacted than the south side of the creek.  There is a whole field of science focused on ecological rehabilitation. Cities in the south are trying to restore green space.  The focus in Whitehorse should be on restoring these impacted areas, not creating more impacts. 

-    If PC-D is developed, most of the recreation activities in Middle McIntyre Creek will be concentrated in the south side of the creek.  Much of the south side of the creek is impacted by roads, old gravel pits, the pump house, power lines, etc. so the nature-viewing experience will be negatively impacted

-    The natural character of the area supports a diversity of wildlife including birds, large and small mammals, and amphibians. Narrow buffers along the creek, flanked by roads and housing will not preserve this natural character.

-    Roads associated with the subdivision would create noise and pollution and road-kill, reducing the quality of the experience and wildlife viewing opportunities.

-    Middle McIntyre Creek provides a diverse network of main trails and smaller, more secluded ones. This diversity of trails provides relaxation and nature-viewing opportunities that would not be provided by a small number of trails in narrow  buffers, with the sights, sounds and light from nearby houses and roads nearby.

-    Many of the trails on the flat, most walkable land will be lost should PC-D proceed, which would reduce accessibility and nature-viewing opportunities for the public. 

-    PC-D would result in the loss of many of the most well-used trails in the area

-    This area contains urban wetlands, which are increasingly rare.
 
2) Educational Values

We have summarized below some of the educational activities conducted by local school teachers and Yukon College instructors in Middle McIntyre Creek. This information is not complete and we hope that the City of Whitehorse will take steps to contact the schools and Yukon College to become fully informed about educational use of the area, how this use would be impacted should development of the PC-D subdivision and accompanying infrastructure proceed, and alternative visions for future use of the area that would support educational activities. 

The benefits of Middle McIntyre Creek for educational activities include:

-    Proximity to schools and Yukon College.  These educational institutions don’t have to bus students to the educational area, which saves on green house gases, cost and time.  All of these factors make outdoor education more convenient and affordable and therefore more likely to happen.

-    Relatively intact ecosystems, including old growth forest, south facing slopes, and riparian zones provide a rich, year-round educational environment.

-    Easily accessible fish and wildlife for study purposes, including over 100 bird species, diverse small mammals, large mammals and Chinook salmon and other fish.

Alain Dallaire, Wood Street School

-    Has been conducting water quality and quantity studies with his students in the south and north ends of the McIntyre creek area for at least the past 10 years. 

-    In 2006, with the collaboration of the Yukon government Department of Environment, the Wood Street School hosted an Envirothon that involved students working intensively in the Middle McIntyre Creek area for close to a week, studying trail use, forest structure and the possible environmental impacts of development in the area.  At least 50 students from four different high schools participated in the event. 

-    Mr. Dallaire regularly takes students to study plants in the area because of the high species diversity.

Kathryn Aitken, Instructor/Coordinator, Yukon College

-    Uses Middle McIntyre Creek trails for her Ornithology Course and guest lectures.

Bob Sharp, Yukon College Instructor and Yukon Department of Education

-    Has used the area as a classroom for 18 years as a high school teacher and for the past 11 years working with the Yukon Department of Education and Yukon College-  
  The Experiential Science program uses the area extensively.  A number of short and long term studies have been conducted in the area that use the range of ecosystems found in the valley.  Forestry, habitat and aquatic studies represent only a few of the studies conducted within the McIntyre Creek ecosystems.  

-    Mr. Sharp has taught the Outdoor Pursuits and Field Studies course in the Yukon Native Teacher Education Program (YNTEP) for the past 11 years.  During this time the McIntyre valley area has been used for more than 80% of these classes.  A variety of studies have been conducted that use the aquatic environments, the upland pine ridges and the riparian spruce zones, including salmon census, orienteering activities, and nature interpretative activities.  These studies have found that that the area is largely still in a natural state.

-    In 2006 the Yukon Envirothon included 15 studies addressing the proposed PC-D subdivision.  Envirothon provides positive experience for the youth of Whitehorse and encourages community involvement. Participation in Envirothon fosters a deeper understanding of, and respect for the local landscape and environment, and increases the ability of local youth to actively engage in environmental and civic issues in the City of Whitehorse.  Training in practical field skills, mentorship from local professionals, and the tackling of real-world environmental issues is providing Whitehorse youth with a taste and vision of potential education and career directions.  Data collected and observations made by Envirothon participants provide valuable reference information and the possibility exists for Envirothon to participate in long-term monitoring of this and other areas of Whitehorse.
-    This site is being proposed for use in future Envirothons. 

Gerald Haase, Instructor, Yukon College

-    Mr. Haase teaches two courses at Yukon College through which students are involved with McIntyre Creek:

o    Biology 050 is offered every fall from September to the end of December. This course is a pre-requisite for the Renewable Resources Management (RRMT) program.  In the Stream Invertebrate Lab students become familiar with the middle McIntyre Creek area from the pump house pond downstream about a kilometer to an area where invertebrate sampling occurs. This lab has been done for approximately 10 years.  

o    RRMT 134 – Salmon Hatcheries and Related Fisheries Practices, is offered every second year as an elective for first-year students through the RRMT program. The McIntyre Creek Salmon Incubation Facility (MCSIF) exists in large part to provide educational opportunities to these students, and to provide educational activities to students throughout the public school system. RRMT students perform several labs at the incubation facility, and a group of students (2-6) are employed part-time when there are eggs or fry present to maintain the facility, monitor eggs and remove dead ones, and monitor, feed and maintain fry rearing conditions. McIntyre Creek is known as a Chinook salmon spawning stream, and as an important fry rearing habitat. The incubation facility has existed since approximately 1996 with funding from the Yukon River Panel. In 1999 the facility was administered by Whitehorse Correctional Centre, with funding from various sources. In September 2002 the administration of MCSIF was transferred to the Northern Research Institute, where it now resides. The incubation facility has great potential for providing research opportunities as Yukon College expands its research capabilities both through NRI and expanding programs in the School of Science.

-    Gerald Haase notes “As an instructor, I do have great concerns about the preservation of McIntyre Creek in its present form. It is a very healthy ecosystem in the middle of Whitehorse. However, should development occur as has been planned (PC-D), the integrity of the stream ecosystem would undoubtedly be compromised. At present, many residents of Whitehorse use the creek for its walking trails, to fish for grayling or for rainbow trout, to bike or run, and to pick cranberries and mushrooms. There are numerous classes at Yukon College that use the stream for educational purposes. There are several yearly clean-ups occurring along the stream and in-stream. A higher density of people living very close to the creek itself is bound to result in more incidental garbage, more human-wildlife interactions, and possible stream degradation. This creek is a largely unrecognized jewel in the heart of Whitehorse; with enough foresight, it will remain so for generations to come.”


There are a number of questions related to educational uses of Middle McIntyre Creek that need to be answered before the development of PC-D can be considered:

-    The College Endowment Lands:  There has been no recent public discussion of how the people of Yukon would like to see the land around the Yukon College used.  Development of the land near the Yukon College, including the proposed PC-D subdivision, cannot be considered until the College Endowment Lands have been titled to the College. 

-    What needs to be maintained to continue to have the current level of educational activities or even expand them?

-    How will current educational activities be impacted by the proposed PC-D subdivision? 

o    Roads create safety issues for young students and teachers may reconsider using the area for educational purposes if there is a lot of traffic due to the new subdivision.  Currently school classes use the dirt roads for cycling – busy roads will likely discourage school bicycling trips.

o    Noise, light and contaminants from roads and housing will reduce wildlife presence and quality of habitat, which is a main educational focus in the area.

-    How can the area be improved for educational purposes? E.g. boardwalks along sensitive wetlands, interpretive signage, garbage cans, decommission some trails, more re-vegetation activities, designating motorized and non-motorized trails.  The McIntyre Creek watershed could also be the focus of a multi-disciplinary, long-term watershed management case study, involving numerous educational institutions.

3) Environmental Values

McIntyre Creek is not a pristine watershed.  Waterflows in the creek have been impacted since the 1950’s in order to generate hydroelectricity, Icy Waters Ltd. flushes waste water into the creek, the Raven’s Ridge access road was built within the riparian zone, the creek is crossed by three major roads (the Alaska Highway, Mountainview Drive and Range Rd), the lower reaches of the creek were once used as a garbage dump and recreational activities have created trails that have encroached on the riparian areas along the creek.  Despite these numerous impacts, the McIntyre Creek watershed continues to support a diversity of plants, fish, birds and other wildlife.  Socio-economic values like recreation and education in Middle McIntyre Creek are to a large extent based on the environmental values of the area.

Middle McIntyre Creek as a Wildlife Corridor and as Habitat

-    McIntyre Creek is identified as the largest contiguous Significant Wildlife Area within the City of Whitehorse in Defining Ecologically-Based Significant Wildlife Areas for the City of Whitehorse: August 15, 2000, Prepared for: City of Whitehorse Planning Department and YTG Department of Renewable Resources, Wildlife Viewing Program, Prepared by: Applied Ecosystem Management Ltd.

-    The forests of McIntyre Creek are not only used as a travel corridor for wildlife moving across the city, but also provide both wintering and breeding habitat for many species.

-    A YG Environment document submitted to YESAB (YESAB Project #2008-0024) notes that “This area and surrounding lands are known to be home to a variety of species; namely raptors, bear, coyote, martin, wolf as well as numerous small mammals and birds.”  This same document also notes that development in the upper region of McIntyre Creek, like Raven’s Ridge and the City of Whitehorse Landfill, funnels animals travelling to/from Fish Lake through the area and that “these types of lands are classic wildlife corridors and are invaluable for a multitude of species.”

-    A local knowledge workshop conducted by the Yukon Conservation Society and the Friends of McIntyre Creek in 2011 identified seventy four species of birds, mammals, fish and amphibians in the Middle McIntyre area.  These organisms use the area for different life processes, including breeding, feeding, migration and movement.  This workshop collected knowledge of moose, grizzly and black bear use of the Middle McIntyre Creek area as a travel corridor to move between the Yukon River and larger habitat patches to the east and west of Whitehorse.   

-    The proposed development has the potential to adversely affect the water regime and quality of McIntyre Creek, which is habitat for wood frogs, all life history stages of rainbow trout, round whitefish, arctic grayling, slimy sculpin, and wintering, rearing and spawning habitat for Chinook salmon. 

-    The Yukon Bird Club has provided the City of Whitehorse with information on the bird and habitat values in the McIntyre Creek area for over 15 years.

o    The protection of McIntyre Creek and surrounding forests is critical, not only to birds which migrate through the area, but especially to birds which breed there.

o    A number of bird species observed in the Middle McIntyre Creek area have larger habitat requirements that would not be protected by the proposed 250 meter corridor, centered on the creek. In particular, this would impact birds of prey in the area such as Northern Goshawk, Boreal Owl, and Great Horned Owl, which require larger areas of habitat for breeding. These raptors are sensitive around their nest sites, and require large areas of forest to hunt for prey. They require the large forested areas that Middle McIntyre Creek provides. Protecting these forests is crucial to maintaining habitat and populations of these large birds of prey. 

o    Many of the forest-dwelling species observed in Middle McIntyre Creek such as Swainson’s Thrush, Golden-crowned Kinglet, Townsend’s Warbler, Boreal Chickadee, and Three-toed Woodpecker require the intact forested habitats found in the Middle McIntyre Creek area. Housing and road development in this area would result in direct habitat loss and forest fragmentation triggering the decline and disappearance of species in this area. Protecting the forests of Middle McIntyre Creek will protect critical habitat for these species. 

o    Three bird species listed under Canada’s Species at Risk Act have been sighted in the Middle McIntyre Creek area: Rusty Blackbird (Special Concern), Olive-sided Flycatcher (Threatened) and Common Nighthawk (Threatened).  One nest site of the Olive-sided Flycatcher in the Middle McIntyre Creek area has been confirmed. 

Despite this well documented local and Yukon government knowledge of the importance of this area to wildlife, the City of Whitehorse Commissioned a McIntyre Creek Wildlife Corridor Assessment from Environmental Dynamics in 2011, and has used this study to justify the proposed PC-D subdivision. 

The EDI report was flawed in many respects, including:

-    The report only looked at McIntyre Creek’s regional significance as a travel corridor for large mammals like moose and bear. It did not look at Middle McIntyre Creek’s importance as a local wildlife travel corridor and as habitat for resident wildlife, including birds and aquatic wildlife.

-    The report did not assess wildlife use of the area year-round.  Cameras were in place from April 21 to September 19.  The report acknowledges that moose are more likely to use the area in the winter months.

-    The report discusses moose, bear and deer but not lynx.  In addition, the focus on large mammals excludes discussion of pine marten, an animal of special significance in southern Yukon. Pine marten were the third most observed animal in the study, after coyote and black bear and before deer and moose. In the Yukon a male marten’s territory covers about six square kilometers; a female requires about four square kilometers. Clearly a narrow riparian buffer will not provide adequate habitat for marten.

-    Discussion of impacts is limited to the physical footprint of the proposed developments with particular focus on the PC-D subdivision with little discussion of roads proposed for the area.  For example, the report states “Semi-aquatic mammals use habitat in relatively close proximity to McIntyre Creek, so are unlikely to interact with the PC-D residential development”.  No consideration is given to the obvious fact that residents and their pets will move beyond the subdivision to the creek where interactions will occur.

-    There is no discussion of how increased noise and human and car traffic will impact the remaining habitat and the ability of wildlife to continue to use the area, beyond claims that a 250 meter buffer centered on the creek will mitigate all impacts for medium and small animals.

-    Given that the study did not look at bird use of the area, the speculative statement that most diversity of birds in McIntyre Creek occurs in riparian areas without providing references is beyond the scope of the study. 

-    There was no discussion of the potential impacts of development on hydrology and water quality.  

-    It recommended a 250 meter ‘wildlife corridor’ centered on McIntyre Creek, with no consideration of habitat needs of resident wildlife, nor discussion of the impacts of concentrating all the current human use, plus people from PC-D and the developing subdivision of Whistle Bend, into the fragile riparian zone that they propose for wildlife habitat. 

-    The report did not consider the potential impacts of the PC-D subdivision on resident and migratory birds:
o    Habitat loss: Direct loss of breeding, foraging and wintering habitat as a result of new development.

o    Habitat degradation: Various factors can 'chip away' at habitat integrity when it is adjacent to a developed area. For example, new trails and trampling by humans and dogs could disturb ground and shrub cover, with potential loss of particular breeding or foraging niches. There are likely also microclimate changes associated not only with the edge immediately adjacent to the development but also with the openings and edges created by new trails. These microclimate changes can alter plant composition and distribution, which could have subsequent impacts on other species including birds. Trails and disturbed areas are sources for invasives such as white sweet clover which are transported into areas through construction work and the use of backfill. The proximity of homes to forest would make removal of trees for personal use (woodstoves) a significant concern, particularly dead trees that are critical for cavity nesters.

o    Predation: Cats and small carnivores (foxes, coyotes) are significant predators of birds and their nests. Both pets and foxes and coyotes would be expected to increase in abundance in the area due to human residences. The American Bird Conservancy (ABC) estimates that cats likely kill more than 4 billion animals per year in the U.S., including at least 500 million birds.

o    Lack of science on best practices for riparian buffers in Yukon.  Current guidelines are derived from those used in BC and are not based on empirical data from the Yukon. While 250 meters may be sufficient to accommodate the territory size of many species breeding in the area, information on territory size is not known for most species, including Rusty Blackbird which is a federal species of special concern.

-    Despite impacts from recreational use, the Middle McIntyre Creek area is an ecologically diverse and functioning ecosystem.  The EDI report uses the disturbance from recreational use as justification for the proposed subdivision and roads. This not only disregards the clear evidence that the area supports a diversity of environmental services and wildlife use, but also suggests an attitude that once impacted in any way, natural spaces within the City limits are not worth protecting and restoring.

-    Although the EDI report did find signs that moose and bear use the area, they recommended that the City of Whitehorse should not manage for moose and bear due to the potential for human-wildlife conflicts. We are not aware of any recent bear-human conflicts in Middle McIntyre Creek – the area is large enough that large mammals can move through it without coming into conflict with people. However, there will be more conflicts with bears if the area they share with people is greatly reduced by building PCD. A Yukon government document submitted to YESAB (YESAB Project #2008-0024) for a project proposal on McIntyre Creek west of the Alaska Highway notes “As developed lands continue to expand into wild lands they have the potential for attracting certain types of wildlife (bears, coyote, wolf, etc).  The development of this area as residential has potential to set up ongoing wildlife interaction and conflicts.    There is recognition that these situations set the stage for potential predator conflicts in perpetuity where the wild carnivores are systematically removed.  This has impacts on not only a species at risk (Grizzly bear), but the ability of Conservation Officers and wildlife managers to respond.”


Information Gaps and Outstanding Questions

1.  PC-D is not infill

-    The City of Whitehorse Growth Strategy defines infill as “development within the City’s existing neighbourhoods – areas already serviced by public infrastructure and amenities.”

-    There are significant gaps in existing infrastructure in Middle McIntyre Creek and the proposed infrastructure would constitute a significant expense.  This calls into question whether PC-D can be defined as infill using the City’s Growth Strategy definition.

-    The common element in most definitions of infill is that infill aims to limit urban sprawl.  The proposed PC-D subdivision and accompanying roads would be urban sprawl into a large natural area and does not work towards the commonly recognized need to reduce urban sprawl. 

2.    City Planners have stated that PC-D is only financially feasible if the entire flat area north of McIntyre Creek between Mountainview Drive and the Alaska Highway is developed, and that housing prices would be higher if only the portion east of the Pine Street Extension were developed.  Cost or profit by the City and Yukon government must not determine the future of Middle McIntyre Creek – the intrinsic values of the area should determine its future.

3.    More accurate information is needed about the full physical footprint of the subdivision, including accompanying roads and other infrastructure.  Often, a significant amount of land around a development must be cleared to provide areas for heavy machinery to operate.

4. Inconsistent Information

-    Important information provided by City staff keeps changing. This indicates that the proposal for PC-D is not based on facts. 

-    In December 2011, City Planners indicated that they wished to submit a proposal to YESAB for Whistle Bend Phases 3-5 and PC-D together.  Planners said to City Council that failure to make a decision on moving ahead with this joint Whistle Bend and PC-D YESAB submission would likely result in a delay of lot availability in Whistle bend Phases 3-5 because the YESAB submission would be delayed.  Planners implied that it was very complicated to move ahead with Whistle Bend without PC-D and the connector roads.  Community groups objected that these two proposed developments needed to be assessed separately, which subsequently happened, with no delay to the Whistle bend YESAB assessment. 

-    It was also later determined that contrary to information that City staff had previously provided, a proposed road across McIntyre Creek was, in fact, not needed for Whistle Bend Phases 3-5. 

-    At first we were told that all the flat areas north of the creek need to be filled with 400 houses in order to pay for the infrastructure. Then we were told that they are now thinking 200 – 300 units.

5. Housing Supply and Demand
-    The Chamber of Commerce and Realtors Association have argued that Whitehorse needs PC-D because the Whitehorse population is growing, lots of mining workers are arriving who need housing, and people want options/variety of housing – they don’t all want to live in Whistle Bend. This unsubstantiated rationale for PC-D provided by the Chamber of Commerce and Realtors Association is not appropriate to base decisions about the future of Middle McIntyre Creek upon.  

-    In a June 1 article in the Whitehorse Star, Councillor Ranj Pillai expressed concern over the rushed, uninformed approach the City is taking to housing development, especially when it comes to PC-D: “We need to identify where we need lots, identify which projects are in the works already and identify the capacity to meet the needs.” We agree. 

-    Independent Analysis needed: the city and Yukon government should not rely on the real estate industry to forecast housing needs, but must undertake an independent analysis of housing needs.  

-    The City has stated that in addition to Whistle Bend and infill, the proposed PC-D subdivision is required to meet housing demand, however we have not seen figures justifying this claim.  A report is needed that includes an analysis of houses currently for sale, vacant lots and lots with derelict houses that could be developed, and potential housing on private property and First Nations lands.

-    The greater Whitehorse housing supply: The City does not seem to be considering any of the developments in the Whitehorse periphery when estimating future housing availability.  Each of the hamlets surrounding Whitehorse is being encouraged to decrease the minimum lot subdivision size.  This would add more than 400 available lots.  Also not included are large plots scheduled for subdivision like the McGowan lands that could provide as many as 130 additional lots.  

-    There are many more homes available this year than one year ago.  In May, Real Estate Association President Val Smith said Yukon wide the number of units available today for occupancy within 90 days is twice or more the number available at this time last year. A year ago, there were 111 residential listings in all categories, houses to condos, not including private sales and sales through the PropertyGuys organization. Today there are 261 residential listings, up by 150, or significantly more than double what there was last May. Whitehorse accounts for 213 of those listings. PropertyGuys had another 112 clients selling their homes, 80 of whom are in Whitehorse. In addition, in May City of Whitehorse records showed there are 178 residential developments of all sorts in the works, but primarily units in multiple housing developments, like condos and townhouses.

-    We need affordable housing – not single family dwellings on large lots. So 200 – 300 new single family houses on large lots filling up all the flat areas north of McIntyre Creek does not address our housing needs. 

-    Have planners analyzed the contribution that private land development could make to Whitehorse’s housing needs?

-    Whitehorse residents and YESAB need much more accurate information about potential new housing units that may come on line (proponents are required to provide alternatives to their proposed projects when they go through YESAB – if the City proceeds with a YESAB assessment of PC-D the City needs to provide this information to YESAB.)

-    The City of Whitehorse needs to be pro-active about encouraging private property owners to create affordable housing through tax penalties and incentives.

6. Population dynamics and growth projections:
-    The housing forecasts are, to a large extent, based on population forecasts.  The population forecasts are in turn based primarily on two sources: Yukon Health Care enrolments and census data with school enrolments used to supplement and check the forecasts.  The problem with these data is that the Yukon Health Care enrolment is not validated.  Entry into the program is encouraged while exiting the program is problematic.  A ground-truthing of these data was done a number of years ago, which found that a significant number of those supposedly enrolled in the Health Care program had moved or died.  To what extent is this still the case?  What proportion of the itinerant mining employees are on Yukon Health Care?

-    How accurate are the City’s population projections? Will Whitehorse grow at the high or even medium scenario’s laid out in the OCP for the next 25 years? Has it ever? How terrible to have PCD built and then realize this enormous sacrifice was completely unnecessary.

-    The mining sector: How much of Whitehorse housing demand does mining activity account for? The mining exploration expenditures show little reflection in retail sales, indicating that many of those employed in mining and exploration are not resident to the Yukon.  YG needs to conduct a more detailed analysis of employees at the Minto mine, for example, to see how many are resident, itinerant, or employed here but live away from the Yukon.   To plan for large scale development without such information is irresponsible. In any case, the mining exploration boom has already slowed down.

7. OCP Growth and Demand Projections

-    The Official Community Plan says that at a high growth rate of 3.5% we need 450 new units per year for 25 years, at a medium rate of 2% we need 225, and at low rate of .5% we need 50.

-    PC- D would be less than one year’s worth of new units at high growth, or one year’s worth at medium growth. Why would we destroy the recreational, educational and ecological values of this area for one year’s worth of expensive housing?

8. Timing of the need for more lots

-    The 3500 units planned for Whistle Bend will supply the City with enough housing for 11 to 12 years at a growth rate of 2.6%. If the First Nations Land and Tank Farm take 5 years to come on line, Whistle Bend, infill and smaller private development will provide ample housing in the meantime.


Areas of current or potential future housing development:

Proposed PC-D – 80 hectares, 200-300 units
Tank Farm – 57 hectares, 350 lots
Former Mackenzie RV Park (south of Crestview), 4.96 hectares, 100 units
Rezoning Bylaw has provisions to increase density of downtown – by how much?
Downtown South – 600 additional housing units
First Nation Land – what is housing potential?
Ingram – housing potential?
How many infill lots have just been or are currently under development?
Greater Whitehorse: potentially 530 lots