What will become of Zellers?

Since Zellers Brentwood did not make the first cut in Target's plans to convert its newly acquired Zellers sites into a Target Stores, it is possible that another US retailer will purchase the lease for the store space.  Recently, it was announced by Walmart that it is working out an agreement to expand into some of Target's newly acquired space in Canada.  However, it is highly unlikely that Walmart will be coming to Brentwood as it already has a presence nearby on Grandview Hwy between Boundary Rd and Rupert St in Vancouver along with a store in Lougheed Mall.

Dismay expressed over loss of view

The Solo District project drew the ire of residents of a tower located north of Lougheed Hwy.  Although some of them expressed their looking forward to the new commercial amenities that will be a part of the new development, they expressed their displeasure over losing their southern view when the new residential towers are erected between Willingdon and Rosser on the south side of Lougheed Hwy.  They further complained of the loss of their property value once the view is interrupted by the residential towers slated to be as much as 49 stories high.   City of Burnaby Counsellor Volkow pointed out to an affected resident who had purchased their condo 3 years ago that the Solo District Project was on the books prior to her purchasing her home implying that she should have been aware about what will occur in the future in this rapidly changing area.

The affected residents must realize that their high-rise tower must have blocked someone else's view when it was built and that the impetus that spurred the development of their high-rise is the same as the one spurring the Solo District Project.

They also expressed their concern about increased automobile traffic as more people begin to live in the area.  Some residents say that traffic has already become a problem and that  more tall towers will exacerbate the problem.

The question that should be asked in reaction to these questions is this; "How will traffic issues be resolved if the towers are built elsewhere and cars still have to go through Brentwood to get to downtown or wherever else they are going?  Increased auto traffic will definitely be an issue if people moving into the neighbourhood are going to use their cars instead of transit.  In my opinion, it is automobile users that are causing traffic and they are the ones suffering from increased traffic.  At some point, drivers must begin to realize that they are part of the problem if not THE problem.  That being said, it is very likely that the draw for people to live in Brentwood is the fact that it is a transit hub that will provide most of the amenities for daily living within walking distance.

Along with concerns about car traffic, some citizens mentioned that the area around Brentwood is not very pedestrian-friendly at the moment and that the increasing numbers of pedestrians resulting from densification in Brentwood will increase safety issues.  A resident of Halifax St pointed out that she has observed pedestrians crossing Lougheed Hwy on Rosser Ave where a pedestrian intersection currently does not exist as is the case at Willingdon Ave to the east and Madison Ave to the west.

Another resident of the area mentioned the parking pressures that have come with allowing on average only 1 parking stall or less per new residential unit in new developments.  The speaker pointed out that many renters in the new buildings are students of nearby post secondary institutions that have cars with no onsite parking available.  The result has been increased numbers of cars parked on side streets throughout the area.

Burnaby City Council asked the developer to address traffic and parking issues in its development proposal and adjourned the hearing.

As more high-rise towers are built, I hope that the city will consider the elements that make neighbourhoods more pedestrian friendly while effectively dealing with automobile traffic flow issues.

I believe that that the Solo District project is an important step in the densification of Brentwood.  Densification of a neighbourhood not only brings increased numbers of people; it encourages a diverse and increased number of commercial amenities that otherwise would not exist.   Increased numbers of people means increased numbers of pedestrians which leads to an awareness of the need for pedestrian-friendly initiatives that improve the vibrance of the neighbourhood.  Without large numbers of people, a vibrant street life will not become established in the neighbourhood.

Goodyear Tire Service 'silently being pushed out'

I had an opportunity to attend the public hearing regarding the Solo District project last night.  The hearing, which gave an opportunity for locals to voice their opinions, brought out a business owner that will be required to move out of the site of the project at Willingdon Ave and Lougheed Hwy.

"We are just silently being pushed out," stated the owner of Goodyear Tire Service which has been on the west side of Willingdon Ave just north of Dawson Street since 1988.  Goodyear Tire has not yet been given a date to clear the premises to make way for the project.  According to the City of Burnaby, although the rezoning of the property will not disqualify businesses such as Goodyear Tire to continue operations there, whether or not they are welcome to be a part of the future development will depend on Bosa Development Corp which will build Solo District.  The owner of Goodyear stated that although he has proposed staying within the new development, Bosa has not responded.  As a result he has been searching for a new site within a 2-3 km radius of the current location.

Goodyear Tire Service has been a sponser of local school programs in Burnaby including an apprenticeship program for BCIT students. The owner left City Council with the following question for consideration as the Brentwood area changes due to the pressures of development; "What happens to industry?"

The question of which types of businesses will fit in and be "compatible" with the transformation of the Brentwood neighbourhood will become more prominent as other businesses find themselves on the outside looking in as they are forced to move elsewhere.

Brentwood Crossing project titled Solo District

The Solo District project, previously known as Brentwood Crossing,  will go to a public hearing this Tuesday at Burnaby City Hall (Sept 20).  I am going to try to make it out for the public hearing to get a feel for what issues or concerns are brought forth from the public.  I was able to take a photo of the project site map displayed on the rezoning application board at the site on Willingdon Ave.

Lougheed Hwy commercial front to be part of Brentwood Mall development

According to the August 29 City of Burnaby council meeting minutes, it appears that the Brentwood Mall development will include the construction of street-level commercial space fronting Lougheed Hwy between Beta Ave and Brentwood Station.  The appearance of commercial storefronts will dramatically transform the look of Lougheed Hwy.

As for what will occupy the area above the commercial/retail front, details are have not yet been mentioned.  It will most likely be commercial office space which will either take the form of low or high-rises.  It will be interesting to see how the Lougheed-facing commercial spaces will be connected for access to and from  the rest of the inner property where other phases of the project will take place.

As for one of the items on my wish list for the mall project; since Tim Horton's has seen it's parking spaces encroached upon by the increasing numbers of Steve Nash Fitness World patrons, hopefully it will relocate to one of the newly developed spaces at Brentwood Mall.

Brentwood Mall development mentioned at Burnaby City Council meeting

The Brentwood Mall development was brought up for discussion at the City of Burnaby Council meeting on August 29th.

7.              Rezoning Reference #06-47

              Mixed-Use Retail, Office and Apartment Towers

              Brentwood Town Centre                           

The City Manager submitted a report from the Director Planning and Building seeking Council authorization to forward this application to a Public Hearing on 2011 September 20.  The purpose of the proposed rezoning bylaw amendment is to permit development of a major mixed-use residential/commercial project.

The City Manager recommended:

1.              THAT the introduction of a Highway Closure Bylaw be authorized according to the terms outlined in Section 4.4 of this report, contingent upon the granting by Council of Second Reading of the subject Rezoning Bylaw.

2.              THAT the sale be approved in principle of City-owned property for inclusion within the subject development site in accordance with the terms outlined in Section 4.4 of this report and subject to the applicant pursuing the rezoning proposal to completion.

3.              THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2011 August 29, and to a Public Hearing on 2011 September 20 at 7:00 p.m.

4.              THAT the predecessor Rezoning Bylaw, Amendment Bylaw No. 40/08, Bylaw No. 12491, be abandoned contingent upon the granting by Council of Second Reading of the subject Rezoning Bylaw.

5.              THAT the following be established as prerequisites to the completion of the rezoning:

a)              The submission of a suitable plan of development.

b)              The deposit of sufficient monies, including a 4% Engineering Inspection Fee, to cover the costs of all services necessary to serve the site and the completion of a servicing agreement covering all requisite services.  All services are to be designed to City standards and constructed in accordance with the Engineering Design.  One of the conditions for the release of occupancy permits will be the completion of all requisite services.

c)              The installation of all electrical, telephone and cable servicing, and all other wiring underground throughout the development, and to the point of connection to the existing service where sufficient facilities are available to serve the development.

d)              The removal of all existing improvements from the site prior to Final Adoption of the Bylaw, but not prior to Third Reading of the Bylaw. 

              Demolition of any improvements will be permitted after Second Reading of the Rezoning Bylaw has been granted provided that the applicant acknowledges that such permission does not fetter Council’s ability to grant or not to grant Third Reading and/or Final Adoption of the Rezoning Bylaw.  In addition, the demolition of any improvements will be permitted at any time if they are vacant and considered by staff to be subject to misuse and vandalism.

e)                The utilization of an amenity bonus through the provision of a 4,570 sq. ft. community “flex” space owned by the City and established through the creation of an airspace parcel and protected by a 219 Covenant in accordance with Section 4.3 of this report.

f)              The utilization of an amenity density bonus through the deposit of funds equal to the estimated remainder value of the density bonus in accordance with Section 4.3 of this report.

g)              The consolidation of the net project site into one legal parcel.

h)              The granting of any necessary covenants, including, but not necessarily limited to, Section 219 Covenants:

• restricting the enclosure of balconies,
• restricting development to those phases which have contributed related amenity bonus funds,
• indicating that project surface driveway accesses will not be restricted by gates,
• allocating development densities on the overall site,
• guaranteeing provision and maintenance of public art,
• ensuring commercial entrances on Lougheed Highway remain open and operable,
• restricting commercial/retail uses fronting Lougheed Highway from having obscured fenestration,
• to assure the provision and continuing maintenance of end-of-trip facilities for cyclists and bicycle storage rooms, and
• providing that all disabled parking to remain as common property. 

i)              The granting of a Section 219 Covenant for the provision of three surface car co-op spaces per residential tower, with cars and memberships for the residential units to be held as common property in accordance with Section 4.2 of this report.  

j)              The granting of any necessary easements.

k)                The provision of statutory rights-of-way guaranteeing public access to a north-south pedestrian walkway linking Lougheed Highway to the internal public plaza area through the commercial buildings and guaranteeing public access to the proposed plaza, public open space and pedestrian walkway/linkage areas. 

l)              The provision of a statutory right-of-way guaranteeing public access to an east-west vehicular and pedestrian route (private road) connecting Rosser Avenue to Willingdon Avenue. 

m)                The provision of a statutory right-of-way securing area for a future landing of a possible grade-separated pedestrian crossing of Willingdon Avenue south of Lougheed Highway.

n)                Compliance with the guidelines for surface and underground parking for residential visitors and commercial patrons.

o)                Submission of the applicant’s schedule for the construction / development phasing of the subject proposal. 

p)              The dedication of any rights-of-way deemed requisite.

q)              The completion of the sale of City property.

r)              The provision of covered car wash stalls and adequately sized and appropriately located garbage handling and recycling material holding space to the approval of the Director Engineering within the residential portions of the development and a commitment to implement the recycling provisions.

s)              The approval of the Ministry of Transportation to the rezoning application.

t)              The design and provision of units adaptable to persons with disabilities (the provision of special hardware and cabinet work being subject to the sale/lease of the unit to a disabled person) with allocated disabled parking spaces.

u)              The submission of a suitable on-site stormwater management system to the approval of the Director Engineering, the deposit of sufficient monies for its provision, and the granting of a Section 219 Covenant to guarantee its provision and continuing operation.

v)              The deposit of the applicable GVS & DD Sewerage Charge.

w)              The deposit of the applicable Parkland Acquisition Charge.

x)              The deposit of the applicable School Site Acquisition Charge.

y)              Completion of the Highway Closure Bylaw.

z)              The provision of facilities for cyclists in accordance with this report.

aa)              The undergrounding of existing overhead wiring adjacent to the site.

bb)              Compliance with the Council-adopted sound criteria.

cc)              The review of a detailed Sediment Control System by the Director Engineering.

dd)              The submission of a Site Profile and resolution of any arising requirements.

ee)              The submission of a written undertaking to distribute area plan notification forms, prepared by the City, with disclosure statements; and, to post area plan notification signs, also prepared by the City, on the development site and in the sales office in prominent and visible locations prior to Third Reading, or at the time marketing for the subject development commences, whichever is first, and remain posted for a period of one year, or until such time that all units are sold, whichever is greater.

Community amenities discussed for Rosser and Lougheed

Although specific details were not discussed, the community spaces slated to accompany the Vantage and Brentwood Crossing developments at Rosser and Lougheed were mentioned at the August 29th Burnaby City Council meeting.

City of Burnaby

    Community Development Committee

              Re:               Community Benefit Derived Through

                            Rezoning #06-47

                            4420, 4444 Lougheed Highway; 2060 Rosser

                            Avenue; 4461, 4408 Sumas Street & 2131

                            Willingdon Avenue                           

The Community Development Committee submitted a report recommending on-site amenity space and a cash-in-lieu contribution as the approved community benefits to be derived through Rezoning Reference #06-47 for a large mixed-use commercial-residential project at the subject address.

The Community Development Committee recommended:

1.              THAT Council approve the on-site amenity space and a cash-in-lieu contribution as the community benefits to be derived through the density bonus granted to Rezoning Reference #06-47.

 Proposal Call Process for Community Amenity Space at

              Rosser Avenue and Lougheed Highway (RZ #08-06)             

The City Manager submitted a report from the Director Planning and Building seeking Council approval to initiate a Request for Proposal (RFP) process to identify a community organization(s) to occupy City-owned non-profit office/program space in a mixed use development at 2085 Rosser Avenue (at Lougheed Highway).

The City Manager recommended:

1.              THAT Council endorse the proposed process to select a non-profit tenant(s) for a community amenity space associated with RZ #08-06, as outlined in Sections 2.0 and 3.0 of this report.