City council to be presented with new proposal for mix of residential development
Rebecca Tebrake
Sun
AREAS AFFECTED BY NEW PLAN: Northeast shore of False Creek, where planners have changed a long-standing development proposal. Photograph by: Glenn Baglo, Vancouver Sun
City planners are presenting Vancouver city council with a dramatically changed proposal to develop the northeast shoreline of False Creek.
Their report, which goes to council today, calls for two-decade-old plans for strictly commercial development of the area — the last major undeveloped piece of False Creek shoreline — to be abandoned.
Instead, it proposes a mix of residential development — four million square feet to house about 7,200 people — along with recreational space, entertainment venues and commercial space that could include hotels, retail, and even a casino.
The city launched a land-use review after coming under pressure from land owners in the area — which stretches from the Cambie Street Bridge to Quebec Street — including Concord Pacific and other major developers, to zone it for housing.
The provincial government added to the pressure by announcing plans last year to upgrade BC Place Stadium and the surrounding area, prompting developers to ask for clarification of future land-use policies.
As well, Premier Gordon Campbell announced last May that a new Vancouver Art Gallery would be located on northeast False Creek.
“We have recognized this is a reasonable place for residential, but it’s going to have a very different type of livability,” Brent Toderian, the city’s director of planning, said in an interview Monday.
“It’s going to have congestion and traffic challenges, noise issues and a very high activity level.”
New housing could surround BC Place and GM Place and line Pacific Boulevard and the Carrall Street Greenway.
Developers will be required to advise prospective buyers about noise from vibrating bass at concerts, rowdy football fans and honking cars leaving hockey games.
There will be no major new road access into or out of the area; planners are proposing population increases be served by transit.
The report suggests leaving 1.8 million square feet for commercial development. Toderian said that is reasonable, even in a recession.
“Job space is built on seven-year cycles. It assumes ups and downs in the market,” he said.
The proposal includes a nine-acre extension to Creekside Park, a new sports park for teenagers, and open space along the water. However, even with these features, it falls short of the city’s goal of 2.78 acres of park for every 1,000 people.
The report says landowners PavCo, Canadian Metropolitan Properties and Aquilini Development all support the new plan and want to move on rezoning.
Concord Pacific, the largest landowner, has expressed concerns about the amenities each landowner would be required to provide to the city as part of the development.
“[Concord] wants to avoid being burdened with expectations or additional requirements on its land that is generated by individual rezoning, ahead of a comprehensive plan,” it said in a letter to the city.
A second report on residential mix and community facilities is expected in July.
“We’ve got many important questions about this,” Coun. Geoff Meggs said Monday. “There will be a lot of opportunity for public comment.”
© Copyright (c) The Vancouver Sun