City of North 麻豆传媒映画council voted to move ahead with a density-doubling development on Chesterfield Avenue last week, after the project won support from two tenants of the building set to be demolished.
MacLean Homes is set to build a six-storey, 87-unit rental development at 1730 Chesterfield Ave., replacing the site鈥檚 three-storey, 43-unit apartment building.
鈥淚 fully support the whole idea of replacing the building because it鈥檚 at the end of its life,鈥� said Dianna Allen, who introduced herself as a long-time resident of the 40-year-old low-rise.
While she has concerns about where she鈥檒l live during construction and qualms about what the new rents might be, Allen still favoured the redevelopment.
鈥淎ll things being equal, there (have) to be places to rent that鈥� people can live in and be comfortable in and afford.鈥�
The project was vociferously opposed by Richard Warnes, the president of Tudor Court Apartments, located across a laneway at 145 West 18th Street.
The 54-foot-high building will 鈥渄ominate the skyline above Tudor Court, blocking valuable sunlight, reducing privacy and views,鈥� Warnes wrote in a letter to council.
Tudor Court suites have already dropped in value, according to Warnes.
Affordable rents
The project includes nine units set to be offered for 10 per cent below average rates established by the Canada Housing and Mortgage Corporation. That would translate to studio apartments rented out at about $900 and one-bedroom apartments offered at a little more than $1,000, according to Josh MacLean of West Vancouver-based developer MacLean Homes. The 10 per cent discount is scheduled to lapse after 10 years.
While some tenants will benefit from the affordable units, the project is unfair, according to Warnes, who argued it is 鈥渘either reasonable nor fair 鈥� that so much must be given up by so many to so few.鈥�
MacLean Homes offered the nine affordable units in exchange for a boost in floor space ratio from 1.6 to 2.54 鈥� the ratio measures the project鈥檚 total floor space against its lot size.
If the city had insisted on a cash contribution MacLean Homes would have paid the City of North 麻豆传媒映画approximately $2.88 million.
Lack of parking
Other neighbours attacked the project for its lack of parking, which they predicted would exacerbate an already challenging hunt for spots.
The development is slated to include 56 underground parking spots, including nine stalls reserved for visitors.
Street parking is already inadequate, said neighbour Linda Hinshaw.
鈥淭o say that people don鈥檛 have cars is a fantasy,鈥� she said.
That argument passed muster with Councillor Holly Back, who voted against the project largely based on the project鈥檚 big footprint and small number of parking stalls.
鈥淚t just doesn鈥檛 fit in the area,鈥� she concluded.
Councillor Don Bell concurred, calling the city鈥檚 requirement of 0.6 parking stalls per apartment 鈥渟eriously deficient.鈥�
鈥淔or me, it鈥檚 a deal-breaker,鈥� he said.
Councillor Linda Buchanan defended the city鈥檚 policy, which she argued was crucial for mid-market apartments.
鈥淲hen we demand that we have more parking for purpose rental building, we are obliterating affordability because we are only adding that cost to the renter.鈥�
Fears over long shadows and a lack of parking usually don鈥檛 materialize, said Mayor Darrell Mussatto.
鈥淢ost of the time it鈥檚 a better community than they thought it was going to be.鈥�
Rental buildings a 鈥榟uge challenge鈥�
Council faces a 鈥渉uge challenge鈥� in keeping rental units in the city, Mussatto said, arguing that council needs to provide incentives.
If council were to raise taxes 10 per cent 鈥� a move Mussatto noted would likely cost every councillor their job 鈥� that would only yield enough to buy 10 units, the mayor noted.
Rezonings are 鈥渙ne of the very few things we can do鈥� to encourage affordable housing in the city, Mussatto said.
While she was conflicted over whether the buildings current tenants would return, Councillor Pam Bookham supported the project while reminding council of the need to provide parking and transportation.
鈥淲e know that our transit isn鈥檛 adequate. We鈥檙e building faster than transit is responding,鈥� she said.
Councillor Rod Clark also approved the project, noting that while the building鈥檚 height is: 鈥渁 problem for the neighbourhood鈥� it鈥檚 not particularly a problem for me.鈥�
Other options would not work
City council could insist on a shorter building with plentiful parking and more affordable units, Councillor Craig Keating suggested, but that would be a mistake.
鈥淭hose conditions鈥� would absolutely ensure that nothing got built at this site.鈥�
The developer could have built a three-storey strata building on the site, pocket a sizable return on investment and sidestep the city鈥檚 rezoning process entirely, Keating said. This project includes trade-offs for the city that are reasonable, Keating said.
Council approved the project 5-2 with Councillors Back and Bell opposed.
