As the housing development at Lillooet Avenue once again takes shape, a number of Harrison Hot Springs residents came to Memorial Hall to voice a variety of concerns and criticisms.
OTG Developments – the planners behind a proposed multi-use building coming to 511 Lillooet Avenue – hosted a public meeting on Friday, Feb. 10. About 50 or 60 residents were present at any given time, including Coun. John Buckley.
A pared-down proposal
The development proposed for 511 Lillooet Avenue has undergone a variety of revisions since it was last brought before Village Council or the public in Harrison.
RELATED: Another public meeting this week for Lillooet Ave. development
Before the recent revisions, the plans for the building called for six storeys, 108 dwelling units, lot coverage of 83.8 per cent, no public plaza amenity and the removal of 27 of 33 trees on the property. After the most recent revisions, the building would stand five storeys tall with 80 dwelling units, 76.9 per cent lot coverage, a public plaza amenity, and the removal of 14 of 33 trees on the lot.
The developers are still asking for variances from the village zoning regulations; however, the changes are not as dramatic as what was proposed before the most recent round of revisions.For example, the standard floor area ratio (FAR) – building floor area divided by lot area – is 1.75. The previous plans called for a much bigger FAR of 2.31, but the new plans call for a 1.76 ratio, which is only slightly over the standard.
Additionally, there will be 5,600 square feet of commercial space – which is supposed to include another restaurant – a two-storey parkade with 132 stalls, a common amenity area on the top floor and an on-site courtyard.
Asked and answered
The public meeting was supposed to be an open-house format where residents could peruse information about the latest iteration of the Lillooet Avenue project at their leisure. However, 30 minutes into the event, residents, on their own, started putting out chairs around the perimeter of the room and waited for a presentation.
In addition to the impromptu question-and-answer session, residents had the opportunity to write down questions for the developers and to submit written questions ahead of time.
One resident who has managed properties in Harrison for 25 years warned developers that they will require more insulation than what would be considered standard. The cold, winter wind that comes off of Harrison Lake can cause freezing and otherwise wreak havoc on structures close to the coast; some have compared it to the unforgiving East Coast winter weather.
Even though the number of trees to be removed for the development has significantly dropped, some residents remained concerned and dismayed that any trees were being removed at all. Developers indicated that they would be replacing any removed trees.
RELATED: Harrison residents raise questions about proposed housing, commercial development
Some residents said while the building offers commercial space and some public amenity areas, it may not be enough to attract a younger crowd, particularly families with children who need things to do. Some residents noted that the corner of Lillooet and Esplanade Avenues can be particularly dangers for traffic and were worried the building would worsen visibility and increase chances of crashes. Developers stated they would comply with any Ministry of Transportation recommendations when it came to sight lines and visibility. The current design has the corner of the building facing the street shortened to prevent interference with traffic.
Overall, the question-and-answer session was consistent with past sentiments among residents. While there were a number of concerns and questions, there weren’t any sentiments against development altogether as far as the public dialogue was concerned.
One resident said the building resembled the front of the RMS Titanic and was perhaps a bit too modern to fit the current look of properties adjacent to Harrison Lake.
What happens next?
The input from residents will go to the council for their review and consideration, as will the revised proposal of the Lillooet Avenue property. There could be further public meetings before it goes to council, as there were a few public meetings before council ultimately tabled the issue before the most recent revisions
If the council decides not to table the proposal again, it would go through the standard three readings and come down to a vote. As of publication, the decision has not yet appeared on the council’s agenda.
The actual start of construction hinges in no small part on council’s final decision. If the building is left as proposed and assuming all permits and applications are approved, construction would take place over the course of two years.
adam.louis@ ahobserver.com
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