New Westminster city council supports a proposed development on the former La Rustica restaurant site even though some area residents have little appetite for what’s being proposed.
The city has received an application to rezone 228 and 232 Sixth St. to allow construction of a six-storey residential building with 53 market strata residential units. It would provide 66 parking spots in a two- level underground parkade; the applicant is proposing to pay a cash-in-lieu contribution of $200,000 for eight parking spaces, as 74 are required under the bylaw.
Keith Beckett, who lives at 610 Third Ave., expressed concern the development is deficient in parking, will result in the loss of mature trees and has inadequate setbacks.
“The proposed development goes right up to our property line and has setbacks as little as four-and-a-half metres,” he said. “Will the city take action to prevent the adjacent building from looking directly into each other’s living spaces?”
Beckett grilled the city about the parking being proposed in the project, saying the zoning bylaw allows a grant-in-lieu for parking shortages if the development is located within 1,500 feet of a city-owned parking facility, and that’s not the case with this project. Staff, however, stated the grant-in-lieu falls under a different bylaw for projects located outside of the downtown.
“There is no public parking there,” Beckett said of the neighbourhood. “It’s all street parking and the street parking is all full.”
Mohsen Molavi, who lives in a neighbouring building at 258 Sixth St., said the proposed building is “extremely close” to his apartment and will negatively impact sun exposure and privacy. While addressing council at Monday night’s public hearing, he noted he was seated about six metres away from the mayor.
“Six metres is very close for two neighbours,” he said. “Without this microphone we can hear each other and we can see each other. Privacy-wise this is not enough.”
Rupinder Basi, a senior planner with the city, said it was challenging to achieve setbacks because the site is relatively constrained. He said the site’s existing zoning allows construction of a building that’s taller than the proposed six-storey structure and permits up to 55 units on the site.
While the project isn’t the highest and best use for the site, architect Dennis Turco said his client has opted to build a six-storey, wood-frame building as it’s sustainable and will be somewhat more affordable than a concrete building.
“This could have been a highrise,” he added. “I believe there was an initial application in by a different team for a 10- or 11-storey building a couple years back.”
Turco said the six-metre setback is the space between the property lines, so there’s more like at least 12 metres between the buildings.
“We have designed our units to be oriented as much as possible from being away from facing the adjacent building,” he said.
Coun. Patrick Johnstone said the relaxation of parking spaces won’t mean there will be more cars circling the street looking for parking. He said the parking needs of housing in New West are decreasing because of things like car sharing and increased transit use, and believes the project is providing an appropriate level of parking for a building of this density that’s located close to transit and the downtown.
Coun. Mary Trentadue commended staff and the developer for making a move toward providing less parking.
“Frankly, it makes the community very uncomfortable, but I do believe that this is where we are going. We need to stop building for cars and build for people,” she said. “I am supportive of this. I think it’s a good development. I know that there are still some challenges that need to be worked out with the developer and the neighbour, and I would hope through staff that happens but I suspect we will hear about it if it doesn’t.”
Before being adopted, the applicant must ensure requirements related to parking and trees are addressed
Following Monday night’s public hearing, council gave third reading to the zoning amendment bylaw for the property that was the longtime home of La Rustica, La Lorraine and La Spaghetteria restaurants. Coun. Jaimie McEvoy was the lone dissenter.
