Unless I am overlooking something that is in plain sight, I'm seeing four actions that, if completed now, would allow planning for the development of the Wellcox properties to proceed immediately.
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The "Bowtie" property between the Gabriola Ferry terminal and the Wellcox properties has to be acquired by either the city or the province, from the Port Authority. This will likely involve a land swap. If the province acquires it, then I will assume it is to expand the operations of the ferry terminal. If the city acquires it will allow for a more extensive development of the Wellcox properties. Either way, the city and the province can work together to create a more interesting, transparent and dynamic interface between the terminal and the Wellcox development.
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Truck traffic can be moved off Front Street, the intersection of Front St. and Esplanade can be reduced considerably because turning radiuses at this corner are no longer needed. All of Front Street can be reduced in width by at least one driving lane. Also tree planting and sidewalk widening and bicycle lane construction could take place on this street. Instead of a road to nowhere which it is now. Front Street could be developed as a proper street and a place to be.
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The boundary of the train right-of-way must be clarified. This will allow the development of a retaining wall on that boundary. The wall would allow the area between Esplanade, Front Street and the train right-of-way to be more or less levelled. On top of the wall would be a walkway that leads from Esplanade down to the Gabriola Ferry Terminal via a very gentle slope.
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A permanent foot passenger ferry to Vancouver will have to be established with a dock and terminal. The infrastructure that would be required would be a new bridge where the tussle bridge is now and water and sewer introduced to the site at the about the same time. Also, a new pedestrian bridge over the train tracks could link the Gadd property to the Wellcox development and the rest of downtown.
These four things, in my view, create the conditions which allow for optimal development of the Wellcox property without a lot of disruption to the industry that is located in the neighbouring properties.
Some might argue that a location for a bus exchange must be established as well, but I am not convinced there is a need for a bus exchange, because the more efficient our bus system is, the less we need a bus exchange. If a bus exchange is deemed necessary for political reasons, then perhaps it could be located next to the foot passenger ferry terminal with bus access off Esplanade over the new bridge.
These four actions, except for the redesign of Front Street, wouldn't involve any construction.
Acquire the "Bowtie," plan for the redesign of Front Street, establish the train right-of-way boundary, and establish the permanent location of the foot passenger ferry terminal. These could proceed as quickly as possible before any master-planning for the development of the site is completed. Indeed, a proper plan for the area would require these four actions anyway, so there is no reason why we can't proceed as soon as right now.
Dan Appell is an artist and Nob Hill resident, active with the Neighbours of Nob Hill Society. He describes his education as "an extensive progression from art, to architecture to urban design".
Pending an environmental review, the City of Nanaimo has announced an agreement with Canadian Pacific to purchase its rail yards. The area was excluded from the 2008 Downtown Urban Design Plan and Guidelines and piecemeal redevelopment of Port Place immediately to the north has proceeded without a master plan for this area.
