Vancouver city council will vote on the proposed zoning changes. Please be there to show your support!
The shadow from the proposed building would be higher, wider and would have a greater impact on the local neighbourhood than this one from the existing Holiday Inn building.The History: In 1996, the city of Vancouver, with support from local residents, approved a rezoning of the parking lot behind the Holiday Inn (700 West 8th Avenue) that allowed greater density on the site. However the lot has remained empty since that time. Now, developer Ian Guillespe, who is free to sell or move the density credits he earned by redeveloping the Woodward's building downtown, has proposed moving these credits to our neighbourhood. This would allow him to greatly increase the site's density zoning yet again (to more than 4 times the original density) by building a huge complex, which would include a 17 story tower.
The Issue: We recognize the work that the developer has done in the Downtown Eastside with the Woodward's Project, and applaud the city's effort at creating a smaller ecologial footprint for Vancouver.
However, we also respect our own family-oriented neighbourhood and the needs of the citizens within our community who will be directly affected by this unusually large development. Although at first it may appear to be a good idea to locate this development in the parking lot behind the Holiday Inn, especially because of it's proximity to the Broadway Corridor, after further careful thought and exploration of the community's amenities that serve the False Creek South community, the proposed addition of 140 units of housing seems to be an unreasonable amount of density, which cannot be supported within the current infrastructure.
Reasons why this complex is inappropriate for this neighbourhood.
1. Livability-lack of necessary amenities.
We agree that ecodensity can be a positive force in a community that has appropriate amenities to support it. Yaletown, Coal Harbour and UBC are good examples. However our community does not have such amenities and has neither the plans nor space to build them.
Parks: Consider the lack of green space in the immediate area. Whether it's being able to walk the dog, send the kids out to play or read a book in the sunshine, green space is necessary in the immediate area and greater density will exacerbate our deficit. Residents of the building directly across the street from the tower will be further impacted when they lose sun in their greenspace/courtyard throughout most of the year.
Community spaces: Consider the lack of community centres or seniors centres within walking distance. Interestingly, when the last rezoning process was done in 1996, the previous applicant/developer acknowledged this lack of amenities in the local area by proposing an on-site community space. Nothing has been proposed by the current developer.
Schools: Consider for example the elementary school at False Creek which already has 60 students in one open concept classroom. Are our local schools capable of accommodating the population increase that will come from projects like this precedent setting development?
2. Affordability
In this development there are no provisions for non-market or otherwise affordable housing. It will do nothing to improve the affordability of the area.
3. Sustainability-increased congestion and energy use
Consider how difficult parking already is in our neighbourhood, even with resident only parking passes. Taking away parking while adding many more cars to an already strained neighbourhood decreases livability. Increased traffic on the streets will add air and noise pollution, while also creating more hazards for our children. Increased congestion in a family oriented neighbourhood that lacks local parks and playgrounds is a potentially dangerous combination.
Consider that local buildings were built to be appropriate for the original zoning regulations and the city's neighbourhood plan. For example, like most local units, the townhouses at 717 West 8th were designed and built for a neigbourhood of 3-4 story buildings, not to be in the shadow of a 17 story tower for most of the year. In highrise areas where low light conditions are expected, builders use big windows and open concepts. In our neighbourhood, typically builders haven't been concerned with the lack of light and have used small windows to maximize privacy.
Consider the negative ecological impact to the area of the existing neighbourhood that will now be shaded by the new development most of the year. How much more energy for heating will these buildings require when they lose the solar radiation from direct sunlight? As solar panels become a more viable technology, the reduction of sunlight will have an even more negative financial and ecological impact on the neighbours.
For the above mentioned reasons we respectfully request that Council consider thoughtfully the ramifications of creating such a large development within a traditionally family oriented neighbourhood, and hear our request to move this large development to a more compatible area, such as Gastown or by BC Place. The existing zoning allows enough density for an appropriate development for our neighbourhood. We urge the Council to follow the city's own charter and direct the density credits to somewhere they can really improve our city's affordability, sustainability and livability.
PLEASE CLICK HERE TO GO TO OUR ONLINE PETITION TO PROTECT OUR NEIGHBOURHOOD BY OPPOSING THE REZONING OF 700 WEST 8TH AVENUE
