A 190-foot tower slated for the west side of the 1300-block of Lonsdale Avenue is heading to public hearing, likely this September.
The Hollyburn Properties project breezed through council recently – despite misgiving from at least two councillors.
“I think the impact, in terms of the 18-storey request, is too high for that particular site,” Bell said.
While he would prefer a 12-storey project at 1301 and 1333 Lonsdale, Bell lauded the project for creating 144 new rental units without demolishing any old ones.
With a total of 32 two- and three-bedroom units, the tower would help fill a void in the city’s rental stock, according to a city staff report.
The project would provide 0.75 stalls per unit – which wasn’t enough for Coun. Rod Clark.
“Admittedly it’s on transit … but there’s already a parking problem (in the neighbourhood),” he said.
Besides parking, Clark expressed concern about the project’s density. The tower would have a floor space ratio – which measures the building’s total floor space against its lot size – of 4.76.
The site is currently zoned for an FSR of 2.6
The city could allow a 4.0 FSR, making up the remaining density with a transfer from the civic centre.
At developer Hollyburn’s request, the city had earlier designated 1301 and 1333 Lonsdale as a special study area, noting the site’s importance in defining the city visually.
The proposal includes 14,118 square feet of commercial space spread over a two-storey podium.
While there are concerns over height, the tower would have very little shadow impact on the city plaza, according to a staff report.
The project would also be consistent with nearby developments of 20, 24, and 18 storeys on Chesterfield Avenue, East 14th Street, and the 1300-block of St. Georges Avenue.
A study prepared by Hollyburn envisioned some mountain views being obscured. However, the building’s extra height (the site is currently zoned for a maximum of 120 feet) would not play a factor in blocking views.
Parking, density, and the affordability of the project were the top concerns of nearby residents.
Most residents who have weighed in on the development “were not supportive” of anything taller than 15 storeys on the site, according to a staff report.
“Generally, staff find the proposed height and density to be suitable in this location though note that there is significant public concern with regard to the application,” wrote city planner Michael Epp.
Council voted 5-2, with Clark and Bell opposed. A public hearing is pencilled in for the fall.
