Development of any "Mixed Use" parcel should be "Mixed Use"

Any new development should be at least 50% employment and no more than 50% residential

• "Mixed Use" and "Intensification":
  • high rise residential condominum re-development is extremely profitable for developers
    • re-sell a patch of land 38 times
    • much more profitable than operating a shopping centre
  • Reduced reliance on cars or other transportation when people can walk to work, shop and play
     
• Existing shopping mall is a community and neighbourhood resource
  • area in and around Bridletowne Circle has been a carefully planned neighbourhood with balanced residential, retail, open and green space
  • conversion of the retail component to residential is un-fair to existing residents
     
• To add residences without adding work, shop and play might benefit the new residents but would discrimiate against the existing area residents in that they would still need to shop by car.
   
• Site should provide new jobs for the new residents otherwise any on-site jobs filled by the new residents would displace existing workers.
   
• The site should include commercial space as well as retail shops:
  • more jobs
  • currently virtually no affordable commercial space for social services such as community hubs.
  • a better mix would be: at least 1/3 commercial, at least 1/3 retail and at most 1/3 residential
  
  
• Since most of the new development will be severed from the original mall, each future parcel should be "Mixed Use" with at least 50% employment.
   

 

Any part of the property that will be severed should have densities after severance, no higher than existing properties in the area

• The existing mall property has a density of 0.32
• The current proposal would increase the average (including the mall and parking areas) to 1.64
   
• Comparison of the proposed south block (3 buildings, 26 to 38 floors)
  to an existing neighbouring complex: 2330 and 2350 Bridletowne (2 buildings, 23 floors each):
   

  Item:	Proposed South Block	Existing Neighbour	Percentage Increase
  Density or Coverage	4.90	1.35	364 %
  Residential Units	880	540	163 %
  Units per Acre	233	62	375 %
  Calculations: spreadsheet (.ods 18K) (.pdf 43K)

 

No Development before all services are in place or committed:

• Schools, Hydro, Hospitals, Police
• Sewers
• Transit

 

Any zoning changes be dependent on development being completed within a defined time limit