To create density do we need to build towers?
I live in the Old City which is as close as Nanaimo has to a
medium density urban village. All the benefits of compact city centre
living are here. Within an easy walk: transit, shops, pubs and restaurants. I’ll
stop now before this turns into an ad.
But
here’s the thing: density’s driven by both good public land use
policies at City Hall and market demand. Towers may be the right choice
based on those things. So 2 things to consider —
The City of Nanaimo’s Downtown Waterfront Lands Initiative established that heights restricted
to between 4 and 6 storeys would easily accommodate the number of
residents over the near and long term.
And the City’s projection
included in last week’s open house is for population growth of about
1,000 a year. So back of the envelope if they’re all newcomers (as opposed to
birth rate exceeding the rate us old farts are kicking off, but let’s
say all newcomers) and family size averages let’s say 3 we need 333
homes a year. Let’s say half of those families want to live downtown (it
tends to be a smaller ratio) so for all of the downtown area we would
need 165 new homes per year. Let’s say half of those want to live on
these waterfront lands and you get 4 storey buildings built over time as
demand dictates. (And it's clear the market has not built anywhere near this supply over the last number of years.)
So anyway, that’s why I say yes
to density. Yes to better land use policies (let’s re-instate the Urban
Containment Boundary across the southern greenlands that was eliminated
about 10 years ago) and yes stop sprawling into forested lands..
But
there’s no need for towers on the waterfront. Or any developer driven
residential projects on the portion of the site closest to the waterfront as has been recommended by City
of Nanaimo Staff.
These waterfront lands (the
portion on the map identified as residential east of Front St) should be
public space protected from development forever.
Take a look at the visionary work being done by cities like Hamilton ON to redevelop old economy waterfront lands.
I am in agreement with you Frank. No towering buildings along our waterfront. Maximum three stories and must fit in with the natural surroundings. The waterfront should be saved for the recreation of our citizens.
ReplyDeleteThanks for that support and encouragement Kevin and good luck in the upcoming Council by-election. Nanaimo’s future is on these lands and how we develop them for benefit of all citizens: social, economic, and civic. The needed change in thinking will require strong champions on Council.
ReplyDeleteFrank, for the most part I agree.
ReplyDeleteThese lands are likely the last premium waterfront for the next fifty years! I would agree with the 4-6 story limit. It is important for the rest of the city to maintain their view lines, that is a critical factor to maintain property values in the older parts of the city. The SDWI has a great framework for development once we discuss it with the SFN.
Every major city (Ottawa Parliament Hill, Toronto CN Tower, Quebec city and Montreal - Old Ports, etc) have height restrictions when in close proximity to major attractions. There is no doubt Nanaimo's greatest attraction is our working harbour.
Blocking the city's view for the privileged tower people is not a good decision.
If you flip to page 11 of the waterfront plan you'll see that the city would like 25% of the 3,000 residential units needed in the next 10 years to be in this area.
ReplyDeleteIf we look at the Beacon development which has 3-6 and 31 storey tower you can get a feel for all the various ideas put forward.
Sorry for delay in posting your comment and thanks for it. I'm not getting notifications for some reason of new comments. You're referring to Bosa's Cameron Island? The 25% of 2200 units by 2025 is interesting. Projects the equivalent of one of the 47 unit Wallace at Franklyn buildings built each year. If I'm figuring that about right it seems widely optimistic. Currently it might be one of those every 5+ years.
ReplyDeleteSpeaking of building supply as demand dictates... Many have forgotten no doubt and many may not know that when Port Place was re-done into a kind of suburban strip mall, the Council of the day — irrationally it has to be said — approved 1st Capital's application for a rezoning and variance to allow, if memory serves, a 25 storey condo tower on the NE corner of the present parking lot. Would take years to sell out and hog other neighbourhood-building opportunities. Zero commitment from the proponent to ever build it but developers looking to build smaller projects over time would know they could be blown out the market if this large corp ever flexed its muscle and built the thing.
ReplyDelete