Recent and future changes to New Westminster's waterfront have prompted the city to propose a new vision for the Larco site.
An application approved by city council in 2005 allows Larco Investments Ltd. to build 911 residential units in five highrise towers on the site that's located between River Market and Westminster Pier Park. Since city council approved the development proposal in 2005, the city has built Westminster Pier Park on the former brownfield site next door and upgraded Hyack Square.
A June 17 staff report recommended that the city work with Larco on a new plan for its riverfront site. Council approved a motion to direct staff to consult with Larco Investments Ltd. on the city's desire to amend the zoning and special development permit for 660 Front St., to conduct community consultation to discuss the implementation of the downtown waterfront vision and to prepare a new zoning amendment bylaw for 660 Front St. for consideration at a future council meeting.
Coun. Bill Harper said it's a "bold move" by council.
"It's a logical next step," he said. "I am really hoping Larco will be sympathetic to this and consider redevelopment."
The staff report stated that TransLink's decision not to proceed with construction of North Fraser Perimeter Road provided council with a vision for the Front Street corridor and the Front Street Parkade, which includes opening Front Street to sunlight, enhancing view of the Fraser River and improving air quality and streetscape.
"As the city implements the downtown community plan, Front Street will be returned to a pedestrian friendly retail street with historic storefronts. Seamless connectivity to the waterfront will be achieved by an elevated Sixth Street overpass, allowing for barrier-free movements to the waterfront and the Westminster Pier Park for pedestrians and cyclists," stated the vision adopted by council in 2011. "Over time, the Front Street Parkade will be replaced with new public parking decentralized throughout the downtown. The rail corridor will be cleared up and train whistles will be eliminated. When the Pattullo Bridge is reconstructed, direct access will not be permitted to Front Street. In addition, the city will seek to prohibit it or restrict commercial truck traffic from Front Street."
Coun. Lorrie Williams said Larco's proposal for five towers looked like "bars on windows" and wasn't something she supported. She questioned if there are financial impacts to the city for amending the zoning and special development permit for the Larco site that was previously approved by council.
Lisa Spitale, the city's chief administrative officer, said the plan is to work with Larco and staff will report back to council soon as they have a sense of Larco's interest in the proposal. Given the "positive changes" that have been taking place in the downtown and on the waterfront, she believes there's an opportunity to create a win-win situation for Larco and the city.
Coun. Jaimie McEvoy said the image of five towers on the waterfront no longer fits in with the goal of creating a liveable downtown.
"This is a huge step," he said. "I will be supporting that huge step."
According to the report, staff created a set of principles that will be brought forward for discussion with Larco and the community, as part of the city's proposal to work with Larco on a new plan for the site:
- Multi-family residential continues to be the appropriate land use. High-density residential continues to provide support for businesses at the River Market and "eyes" on Westminster Pier Park;
- The mixed-use high density designation in the downtown community plan continues to be an appropriate land-use designation;
- One form that could support these principles would be two tall, slender residential towers that are sited to maximize open and green space on the site;
- An esplanade continues to be viewed as a high-value amenity with open view corridors of the Fraser River providing a key connection to the esplanade in front of Fraser River Discovery Centre and River Market, as well as Westminster Pier Park;
- Under the existing development agreement, Larco has a number of development obligations. If a new zone and special development permit were devised and based on these new principles, the development obligations would need to be reevaluate and amended.
