Developer wants City of Whitehorse to allow a drive-thru in Whistle Bend
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A Whitehorse developer says it is "vital" that the city approve a zoning amendment that would allow for a new drive-thru restaurant in the Whistle Bend neighbourhood.
Northern Vision Development's request is now before city council. It's for a 2.3-hectare parcel of land that fronts Whistle Bend Way, one of the main entrances to the neighbourhood. The vacant property is currently zoned for commercial use, which would allow restaurants, grocery stores or convenience stores, but not a drive-thru.
The company's CEO Michael Hale says a drive-thru is "needed" because it would help ensure that the larger development of the property is economically viable.
"[Fast food chains] are the kinds of businesses that can sign long-term leases, because they're confident that the community is going to continue to come to them," said Hale.
He says he's heard from residents that what they want in the neighbourhood is a grocery store. He says the company is planning to include one on the property, but that those businesses tend to produce less revenue per square foot than drive-thrus.
"[Grocery stores] take up a lot of space.So economically, it's much more important to have these small, high-volume businesses — because those are in a position to pay lease rates that justify the development," said Hale.
He said Northern Vision Development will spend somewhere in the ballpark of $50 to $70 million developing the property.
"So you need at least 20 to 25 years of predictable revenue, even just to service the debt," said Hale.
At a committee meeting this week, city councillors asked whether the company already had a drive-thru business interested in setting up shop there. Hale said there are several that are potentially interested.
Potential traffic, environment impacts
There are currently no food and beverage retailers in the Whistle Bend subdivision which is home to more than 4,000 residents. It's the newest and fastest-growing neighbourhood in Whitehorse and it's projected to grow to as many as 10,000 people by 2030. It's already home to more people than Dawson City and Watson Lake combined.
Erin Suggitt has been living in Whistle Bend for five years. She says having walkable food and beverage options is long overdue.
"It feels forgotten, to be honest. When we moved in we were told other things were coming really quickly, then they kept getting re-zoned to residential instead of commercial," said Suggitt.
She says she has no problem with a drive-thru in the residential neighbourhood.
"I have kids, and drive-thrus are convenient," she said.
She just hopes the zoning will consider rush hour.
"Traffic here gets a little crazy so I hope they're making sure it doesn't hold up anything else," she said.
As part of its application, Northern Vision Development undertook a traffic impact assessment. According to the developer and the City of Whitehorse staff who reviewed the application, it shows a drive-thru "would not adversely affect the safe functioning of adjacent roadways."
City staff also considered the potential environmental impacts of a drive-thru, in light of the city's Climate Action Plan which aims to reduce green house gas emissions.
Darcy McCord, the city's acting manager of planning and sustainability services, said drive-thrus "encourage idling," but said the difference in greenhouse gas emissions between a drive-thru and sit-down restaurant are overall "anticipated to be negligible."
Hale also suggested that customers who go to a drive-thru in Whistle Bend would likely be seeking out a fast food dinner either way.
"It's just, are they doing it in their own community, or are they going to line up downtown?" Hale said.
City councillors are expected to discuss the zoning application in the coming weeks. A public hearing will also have to take place as part of the process, though a date for that has not yet been set.
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