319-359 West 49th Avenue
All politicians love rallying against red tape, ineffective bureaucracy, and government waste, usually with a promise of savings for taxpayers. It’s a great tactic, as these issues are complex, shrouded in mystery, and too time consuming for most people to delve into. Which is perhaps why the city’s development process is riddled with these same issues.
A great example of that is this four storey building less than a block away from Langara-49th Avenue Canada Line Station that required the same level of review as a 40 floor tower. I don’t think Hannah and I will ever understand why the Cambie Corridor Plan limits this property to such an outdated scale, given its proximity to the developments planned for the Langara YMCA and Langara College.
The bigger mystery in my mind is why this project required a review by Vancouver’s Urban Design Panel. Like city staff, these volunteer members clearly have a large workload as it is, and frankly, asking for their opinion on this simple design feels like an insult to the intelligence of everyone involved. Clearly city staff could handle these reviews in-house, resulting in savings for both the taxpayers of today, and the homeowners of tomorrow.
Nonetheless, the panellists played their role, taking almost an hour to deliver a verdict on this design. Most were able to succinctly deliver their thoughts in a quick line or two, but a couple others spent several frustrating minutes detailing elements they would have done differently. Why these long, in-depth thoughts were necessary at a review that is only meant to address issues regarding the height, mass, and form was beyond me.
These criticisms mostly focused on the rooftop deck, which one person felt should use fixed shading devices, as the potted trees wouldn’t survive their small planters. Others shared our feelings that the usable rooftop space could be enlarged, as there was a lot of wasted space. A lone voice seemed to want the applicant to go through a heavy redesign, as they didn’t appreciate the location of the various venting stacks and mechanical shafts.
Yet, despite the panel’s name, a key flaw in the urban realm went ignored. Instead, they demonstrated that our city places a higher priority on retaining trees than ensuring our elderly and mobility-challenged have a chance to walk their neighbourhood. Ignoring that plight, they commended the applicant for preserving so many trees, and suggested that a couple stepping stones would make it easier for people dropped off by cars on Alberta Street.
In the end, the panel voted to unanimously support the proposal without any recommendations, though the chair noted there would need to be a lot more refinement at the development application stage. This mirrored the public reception at the project’s open house, curiosity, but no real complaints. Out of the roughly dozen people that attended that event, most seemed more interested in the ample amount of sandwiches than the application itself.
Which begs the question, why does a four storey building near a transit station need such an onerous approval process. Already, townhome proposals along the Cambie Corridor can be approved by council, without requiring an UDP review or an open house (pg 2). Perhaps it’s time for other proposals to face a similar process so that staff, these volunteers, and taxpayer money, can be focused on more important matters.
Still, even that simplified rezoning process allows for public feedback, as city staff recognize the valuable impact it makes. So, whether your want to comment on these larger issues, feel that sidewalks are vital to all residents of Vancouver, or have any other thoughts, make sure to leave them here.
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