The City of Vancouver has asked for public commentary on the rezoning application for the shining new 15-acre Little Mountain project. The owner (Province, BC Housing) has selected Holborn Properties Ltd to develop the site.
Regular contributor Ian, a member of Talk Vancouver, has shared with PT his response to their members’ online questionnaire:
“The site has a bare minimum of affordable housing – it simply replaces that which was there. Were this a new development elsewhere, with Little Mountain still in existence, it would have to provide 20% of the new units as affordable, so there would be the existing ~250 units plus an additional 250-300 units of affordable housing. As it is, because Little Mountain was demolished first, we’re only getting those 250 units back, while Vancouver’s need for affordable housing has grown. I suggest that those ~250 be returned, and then again the same added. I really don’t care about 2.5FSR, I think there should be 20% of the new units set aside as affordable in addition to the replacement of the old units. 40% Affordable would start to put a tiny dent in deficit of affordable housing in Vancouver, the current 20% puts us only back at where we were.”
The City’s comment solicitation says this:
The City wants your input on a rezoning application for Little Mountain, which would allow new zoning to create a master planned mixed‑use neighbourhood. Little Mountain is a 15.2 acre site located east of Queen Elizabeth Park between 33rd and 37th Avenues, and Ontario and Main Streets.
The proposal is for a mixed‑use neighbourhood, built in phases over a number of years, including:
- A variety of buildings between 3-12 storeys;
- 1,450 market residential units and 234 units of replacement social housing;
- A new Little Mountain Neighbourhood House and a childcare facility; and
- A new community plaza and public park
Let’s increase FSR to get more affordable units built in this project.
This is where the interests of neighbours intersect with those of interest groups. Height and density matters deeply to nearby folks. 12 storeys seems plenty from my armchair far away.
I don’t have a problem with the increase in density and 12-storey height, especially considering the vast acreage in open space inherent in the previous development. If residents want more open space in this project, then it must be pointed out that the 52 hectare QE Park is right across the street. That’s some kinda front yard.
I do encourage more affordable and subsidized housing on this site, certainly more than 20%, but am uncertain as to where the ceiling should be (perhaps 1/3?). I also believe that the residential single detached house zoning on nearby Main Street should evolve into continuous ground-floor retail/commercial with 4-6-storey office + residential above from 33rd to 41st avenues. An increase in transit service will also support this development and the changes to the arterial.
I think the project also needs a bigger retail hub to support the residents.
I also told them we should increase densities, to get more benefits out of this development
I also asked for separated bike paths on 37th and Ontario since those roads could expect more car traffic.
Being directly affected by 12 storey towers up against my armchair, I would suggest a better way to gain more affordable housing would be a re-distribution of the 1400 unit affordable/market mix rather than blindly increasing the FSR.
Also, the bike lobby shouldn’t need to worry too much about extra car traffic on Ontario or 37th as they’ve successfully lobbied Engineering to allow zero vehicle access to/from development from either street. All 1400 units will be squeezed out of the site through 2 new traffic lights on Main Street and 33rd Avenue.
It was great that the city followed their existing policy and did not allow motor vehicle traffic movements from the development to the adjacent bike routes, however the design does not do much to encourage green mobility, which is part of the policy statement for this and other large developments. Also, there will be increased motor vehicle movements onto the bike route for people seeking street parking adjacent to the development and for those short-cutting onto the bike routes to avoid two more traffic lights associated with the development.
I like the almost “woonerf” type motor access design they’ve used which is a good benefit to the residents, in fact they could have gone even farther with it than they have.
This section of Ontario needs more traffic diverters. (Much like the rest of Ontario come to think of it.)
Protected bike lanes are needed on Main, 33rd and in the new road in the development. People will cycle on these roads to access shops, businesses and homes. Expecting people to mix with car and truck traffic is not reasonable. Many will just ride on the sidewalk which is neither safe for people walking or cycling. The City should know this.
Vancouver really needs a complete streets policy that includes protected bike lanes on arterial streets.
So true. The City is so timid yet they were re-elected twice with the electorate aware of the plans to implement cycling infrastructure. To me this is a mandate from the people. Putting a few bike paths into this design is nice but it’s still too car-centric. The road that goes from Main to 33rd should not be a through route. Both should end in a turn-around. It should only be one lane wide.
(I say this not knowing how much influence in the design the City even has in it.)