Tower raises concern
Residents speak out against 16-storey development
Many Queen's Park residents spent the eve of Canada Day fighting a development proposed for the Brow of the Hill neighbourhood.
The city received an application to establish a comprehensive development district so the owner of 246 Sixth St. can build a mixed-use building with 11 live-work units on the first two floors and 64 residential units on the 14 floors above.
"We bought close to Sixth knowing it is the street it is," said Jeff Linke, a resident on St. George Street. "Having said that, 16 floors seems an anomaly, a gross anomaly."
The site requires rezoning in order to allow the number of units proposed and to allow the live-work units.
"This site has two zones. One of the zones already allows for a highrise," said Lisa Spitale, director of development services. "The issue this evening really for city council isn't to allow a highrise. That decision was made many years ago by previous councils."
The rezoning relates to the live-work units and the provision of smaller units within the existing floor-space ratio.
"We are not changing the zoning," said architect Jean Bumen. "We are just trying to get more affordable suites in the complex."
A handful of people were on hand to support the project, including the developer and his representatives, one local business owner and a couple Vancouver residents. However, the majority of people who spoke during Monday's three-hour public hearing opposed the project.
Many residents living on the Queen's Park side of Sixth Street expressed concern about the building's height, the potential for highrises along one side of Sixth Street, increased traffic and the loss of privacy and sunlight on homes in the area.
"We are clearly impacted by the sunlight," said Shelly Linke. "I assure you it is not to be minimized."
Linke is concerned about the potential for a "wall of towers" up one side of Sixth Street. She said residents just learned about the proposal, which is why they've come forward at this stage in the process.
"Don't destroy Queen's Park," said Sergio Vitomir. "You are building towers along Sixth Street. That is not a good idea."
Vitomir said his neighbour recalls attending a meeting yeas ago where residents filled Queen's Park Arenex to oppose highrises on the east side of Sixth Street. Second Street resident Michael Dunn asked if the city could rezone the area to allow lower buildings, if the immediate neighbourhood is opposed to highrises.
"A city can always downzone," Spitale said. "However, there can be consequences with that."
Spitale said those type of issues are usually considered as part of an official community plan update, as it speaks to an overall vision for the community. She said the vision of highrises along one side of Sixth Street, as a link between the downtown and uptown growth concentration areas, has been contemplated for two-and-a-half to three decades.
David Dewar said there's probably not much that people can do to change the zoning of the area, but he said the developer should keep to the allowable number of units. He said that anyone who drives down Sixth Street near Third Avenue in the afternoon has seen the traffic extending down toward Royal Avenue and knows that more vehicles aren't needed on Sixth Street.
"Don't let it be so tall," he said. "Don't let it intrude on our community."
Bill Dixon expressed concern about the lopsidedness of having highrises on one side of Sixth Street and lowrises on the other side. He believes this would visually ruin the streetscape.
"I don't believe that will work," he said. "It will be an eyesore."
Leslie Parker said the building will irrevocably change the feel of the area.
"I think this will set a precedent for other buildings," Parker said. "Please, I encourage you to think about this in the big picture."
Several residents expressed concern about an "eyesore" of a building that's under construction across the street from the site. Work on the pro-ject has stalled in recent months.
Spitale said the project was under receivership. The city met with banking officials recently.
"They are getting new financing in order," she said. "It is going to proceed."
The existing C-3 zoning would allow 32 units, while the existing C-3A zoning would allow 52 units. The rezoning would allow 64 units and 11 live-work units.
Ken Edra of SGM Developments said the project was not economically feasible with fewer units, which is why the number of units has been increased.
Michael Dunn said the public hearing will be replayed with each proposal for a highrise along Sixth Street. He urged council to reconsider the vision for Sixth Street.
"It looks like a perfectly good building put in the wrong place," he said.
Spitale said the official community plan envisioned that growth would take place along arterial routes and in growth concentration areas in order to alleviate densification pressures elsewhere in the city and its residential areas.
The Brow of the Hill Residents' Association's executive unanimously supported the project, noting that several revisions had been made to the plan since it was first proposed.
"I thought the live-work idea is kind of cool," said a Vancouver resident.
The owner of a restaurant on Sixth Street supported the project, saying that having more people in the area would help local businesses.
Following the public hearing, council voted 6-1 in favour of the proposal. Osterman was the lone councillor to oppose the rezoning.
"I honestly believe what people are saying is correct," he said. "We don't need a concrete corridor."
Osterman said the proposed building is good looking but is proposed for the wrong area.
Coun. Lorrie Williams said Sapperton residents were upset when an eight-storey "skyscraper" was approved for the area, but it has now been accepted by the community and is helping support new and existing businesses.
"This is a densification corridor, just as East Columbia is in Sapperton," she said. "It just seems at this stage this is what we should allow."
SGM Development will make a voluntary amenity contribution of $175,000 toward general city-serving amenities.
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