4500 Northlands Boulevard

The vision for 4500 Northlands is to create a complete mixed-use neighbourhood that reflects Whistler’s character, while meeting the evolving needs of the community.

The project aspires to deliver a thoughtfully designed mix of homes, local-serving commercial, including space designed to accommodate a cozy cafe and a small scale restaurant, a new childcare facility, and public spaces in a walkable setting that connects seamlessly with Whistler Village and surrounding neighbourhoods.

Total Homes: 288
Employee Housing: Up to 70* units
Ground Oriented Townhomes: 65
Condominiums: 223

At its core, the vision is about creating a place where people live, gather, and engage. It aims to enhance the everyday experience for both residents and visitors while contributing meaningfully to the long-term success of Whistler.

A Community Amenity Contribution (CAC) is a way for the community to share in the benefits that come when land is rezoned. At 4500 Northlands in Whistler, the rezoning is being considered because the proposal is consistent with the Official Community Plan, which sets out how growth in Whistler should happen. When Council changes the rules for how land can be used, such as allowing more homes, greater height, or new uses, that decision often increases the value of the land. Under Section 482 of the Local Government Act, municipalities are permitted to negotiate voluntary contributions from developers at the time of rezoning to ensure that part of this added value is returned to the community. A CAC is not a tax. It is a voluntary contribution that helps pay for things the community needs, such as childcare, affordable housing, parks, recreation facilities, cultural spaces, or public realm improvements.

The CAC process works by first looking at the increase in land value created by the rezoning, often called the land lift. Based on that uplift, staff propose a fair share to be contributed back to the community, either in cash or by building amenities directly. The developer and staff then discuss options, and Council ultimately decides on the allocation. This negotiated and voluntary approach allows the community to directly benefit from growth while still ensuring projects can move forward.

This development proposes a Community Amenity Contribution (CAC), which will be allocated to the Resort Municipality of Whistler to fund shared civic amenities.

The Community Amenity Contribution for 4500 Northlands is based on the difference in land value between a hotel development (historic zoning) and a housing-focused proposal. The resulting community benefits package was shaped by public input and RMOW staff. While the contribution was based on peak 2022 and 2023 market conditions, the market has since softened. Despite this, Beedie remains committed to delivering meaningful community benefits.

Beedie Living is pleased to propose the following community benefits as part of the amenity package:

• 13.5 acres of parkland at 4700 Blackcomb Way
• 70 units of employee housing on site
• $10 Million investment in off-site recreational facilities
• New childcare facility on-site
• Multi-purpose community space (uses could include: seniors programs, childcare programs, fitness programs, arts programs, and other community needs)
• Small commercial retail units
• Public art celebrating Whistler’s history
• Enhancements to the cultural connector
• Cash for a community investment fund to fund future community needs
• Structure (Northlands sales centre) to be repurposed as healthcare facility

Yes, they are adjustable. Beedie Living has suggested the current allocations as a starting point, but the final decision on which amenities are delivered, and in what form, rests with staff and Council. Their decisions are guided by community priorities, which is why we want to hear your feedback at the upcoming public open houses on September 15th and 17th.

This site was initially granted development rights for a resort more than 35 years ago, in 1990, through a proposal call by the Resort Municipality of Whistler (RMOW). The proposal call was for “a substantial development that would contribute to achieving Whistler’s vision as a world class, four season resort community.” A number of development concepts, including an application from a previous landowner to build a new tennis facility on site, were initiated over the years but never brought to completion.

For years, the site has remained undeveloped except for the existing tennis facility. The community has evolved and grown significantly since the original zoning. The planning process being undertaken today is intended to align with current community needs and priorities.

A completed rezoning application has not been submitted to the Resort Municipality of Whistler (RMOW). Given the significance of this site, the RMOW, together with Beedie Living, are undertaking an enhanced rezoning process, with multiple opportunities for community input. Upcoming opportunities for community input include:

Open House #1
Date: Monday, September 15th, 2025
Time: 5:00pm – 7:00pm
Location: Whistler Conference Centre, Garibaldi Room
4010 Whistler Way, Whistler, BC

Open House #2
Date: Wednesday, September 17th, 2025
Time: 3:30pm – 5:30pm
Location: Myrtle Philip Community Centre, Millar Room
6195 Lorimer Road, Whistler, BC

Our preference is to get to a sales launch as soon as possible, followed by a construction start. Exact timing will depend on the rezoning outcome and municipal approvals. This project is intended to proceed efficiently, leveraging economies of scale and existing construction resources. While full buildout may extend up to 10 years, multiple phases can proceed concurrently.