Quote:
Originally Posted by Tetsuo
That Bent Cr Cul de sac is one of the strangest in the region, any story behind it?
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I know more about Bent Court than I'd like to admit so buckle up!
It was named for either G.H. Bent (a teamster) or J.G. Bent (carpenter), both of whom were residents listed in the area. What I've heard from city staff is that the original developer decided to subdivide and develop a large lot into a very unique court yard pattern.
In the 60s or 70s Bent Court was zoned for high density development with commercial at grade, similar to Uptown closer to 6th and 6th. The development never happened and in subsequent years New Westminster's OCP has defined Bent Court as a "historic commercial area" worth preserving. The only problem is that they already pre-zoned with a large amount of density. In 2013 the city proposed making Bent Court a Heritage Conservation Area, providing legal protection. You can find the display boards on this at
https://www.newwestcity.ca/database/rte/...on%20Area%20Study%20Display%20Boards.pdf with detail on the individual properties. The HCA effort failed as residents were split. Some wanted to preserve the area while others wanted to assemble their properties to sell for development. Developing under the existing zoning is difficult (read: near impossible) due to the commercial at grade requirement as well the city not playing ball with relaxations or land swaps with the courtyard land itself.
This brings us to the current application on Brantford Street and work that is being done as part of the OCP. To break the stalemate the city is exploring allowing six-story developments (below theoretical but unachievable present zoning) if the developers agree to save some of the most noteworthy homes in the process. Another potential approach discussed was allowing Seventh Street to develop but preserving the very unique Bent Court itself. If you want all of the details see the report starting at page 16 in this city report:
https://www.newwestcity.ca/database/file...16_Council_Report_no_attachments_web.pdf
Personally I don't think the transition between the six story apartment and the heritage homes works. This will tower over the courtyard homes. I'd much prefer a density swap of some kind, a four story development, or a townhouse development that would transition well. I'd guess this approach isn't economically feasible to the developer. As a YIMBY type I have a hard time being vocally against what is ultimately desperately needed new housing. It just strikes me as a shame as this pocket could be Uptown's version of Mole Hill. Some may disagree.
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