Construction of the final two Miramar Village towers likely won’t get underway until next spring, members of White Rock’s land use and planning committee heard Monday.
And while at least one councillor said he is “disappointed” with yet another year of waiting – “and the people of White Rock will be, too,” Coun. Al Campbell added – amendments to the town-centre plan were well-received for the most part.
Bosa Properties representatives Hermann Nuessler, Daryl Simpson and Richard Henry presented the amendments in response to concerns heard last fall from committee members and the city’s advisory design panel.
It was felt then that the project was being rushed through. Design panel members expressed concerns with a reduction in commercial space, a lack of ocean-view units and the overall form of the towers.
The criticism came from Bosa’s request for zoning amendments in order to increase the number of residential units; reduce the units’ sizes in order to make them more affordable; reduce commercial floor area (attributed to the loss of the government liquor store); and increase residential parking spaces.
Changes to height, total floor area and overall design theme were not proposed.
Monday, Simpson – who is Bosa Properties’ vice-president – said the latest rethink has led to unit sizes more appropriate for the current market, a return of “a large amount” of the lost commercial space and efforts to minimize impacts to views. He noted approval of the amendments is the “least circuitous route to revitalize the town centre.”
The changes include an increase of 46 residential units (down from a proposed 58), to 473; a reduction in commercial parking spaces; an increase in residential parking; and reduced overall lot coverage for the four towers.
Architect Richard Henry said other changes include a return to a ship-like prow design; increased distance between towers 3 and 2; and decreased distance between towers 4 and 1. A wind study “reads very favourably,” Henry added.
When Campbell asked if the changes have improved the views of residents in the existing towers, Simpson said it would be “unfair” to suggest they had been improved or made worse. That owners feel they will be impacted is a “criticism of the way we’ve communicated with them,” he said, noting efforts are underway to better those communications.
In response to Campbell’s concern that construction likely won’t begin until next spring, Simpson said it is due to lenders’ pre-sale requirements for financing and the fact the ideal market window for launching any project is March or April.
“For a project of this magnitude, we need to make sure we’re hitting the sweet spot,” he said.
Campbell also asked if traffic issues created on Johnston Road by the first two towers will be addressed. Motorists actually clip their mirrors trying to navigate the “very narrow travel lane,” he said.
Options to ameliorate the problem are being explored, Simpson said.
Once underway, construction of the final towers will take about two years, Simpson said.
Coun. Mary-Wade Anderson predicted the end product will be “quite startling and quite beautiful.”
“It’ll be a good place to meet people and to do things,” she said.
Mayor Catherine Ferguson described finishing the project as “extremely essential” to revitalization of White Rock’s town centre. It is needed to help attract investors and maintain the city’s autonomy, she said.
Paul Stanton, the city’s director of development services, added the proposed amendments are hoped to lead to more owner-occupied suites.
The committee voted unanimously to recommend council give the zoning amendment bylaw first and second readings. If that happens Monday (April 18), a public hearing will be scheduled for May 9.
