Fewer than two dozen people turned out for a public hearing on 琉璃神社鈥檚 North End Plan (NEP) on Tuesday (Apr. 8), a long-term blueprint that will guide growth and development in the city鈥檚 North End over the next 30 years.
It covers four key areas: the expansion of the Downtown Urban Centre, the Manhattan Point Neighbourhood, the Walrod Park Neighbourhood, and the Mixed Employment District.
Business owner Darcy Hebert (925鈥�926鈥�929 Ellis Street) told council that he was concerned about the possible annexation of part of his property under the NEP.
鈥淚t pretty much encompasses 925 Ellis St. which is the south lot of our property, which is an operating business, and so we have concerns, obviously, about what that annexation would look like,鈥� Herbert added.
Staff explained that the city would enter into extensive negotiations with a business owner before seeking to annex any property that may be required as part of building out the NEP. However, it could be several years before such a process takes place.
鈥淚f you owned the property or the business, you鈥檇 be sitting around waiting for that day to come, it鈥檚 kind of vague in a way,鈥� Councillor Rick Webber pointed out.
He also asked staff whether the NEP protects industrial land in the area.
鈥淲hat this plan does is open up new employment opportunities in that mixed employment area while still allowing existing industrial uses to continue,鈥� said Robert Miles, long-range planning department manager.
Dean Neufeld, owner of 琉璃神社 Ready-Mix (1131 Ellis St.), expressed concern about the NEP鈥檚 impact on truck traffic in the neighbourhood. He noted that all traffic entering the North End currently comes down Gordon Drive.
鈥淪o there is no more balance through the city into the North End鈥攖hat has affected our business in a great way,鈥� he said. 鈥淣ow, I feel with this North End Plan we鈥檝e been restricted again.鈥�
Hebert echoed Neufeld鈥檚 concerns regarding truck routes.
鈥淥ne of the things in the NEP is to discontinue truck routes north of Clement (Avenue) and I think that is going to impact us,鈥� said.
Miles responded that several routes would be maintained, including a future connection from Weddell Place to Recreation Avenue, which would eventually link to Gordon Drive.
Neufeld also raised concerns about the possible installation of bike lanes near his plant, which he said would narrow roads and cause congestion and safety concerns. He noted that 50 to 70 trucks access the plant each day.
鈥淢y trucks are 90 feet long that service me鈥攎y concrete trucks are 41 feet long.鈥�
Miles replied that potential bike lanes would depend on how the neighbourhood develops under the NEP.
鈥淪o this is likely a project we鈥檒l be exploring at some point in the future as the neighbourhood starts to build up and we start to see that demand materialize for cyclists in the area.鈥�
He added that a bike lane is needed in the area to connect with the Bertram Active Transportation Corridor. City Manager Doug Gilchrist said residents and businesses would be consulted.
鈥淚n some cases that may be that the plan says this side of the street, and we do some design and neighbourhood consultation and it鈥檚 better to put it on the other side of the street,鈥� he said. 鈥淭here is no one-size-fits-all.鈥�
A Manhattan Drive resident also voiced concern about how the NEP will affect her community. Although she is moving from the area, she said she worries about her neighbours.
鈥淎re the decisions that have been made the highest and best use?鈥�
Coun. Luke Stack acknowledged that there were potential major changes to Manhattan Point, including more public park space.
鈥淲e鈥檝e ended up leaving it more or less as it is, basically as a response to public feedback we鈥檝e had,鈥� he added.
There was also concern about the potential discovery of First Nations artifacts in the Manhattan Point area during development. Staff noted any such findings would be handled with respect, in consultation with Westbank First Nation.
Only four people spoke at the public hearing. Council unanimously approved the adoption of the NEP, with Mayor Tom Dyas assuring the public that their voices had been heard.
鈥淚t is a long-range plan鈥 have seen the opportunity of this staff to recognize and have consultations with business owners and residents throughout the community,鈥� the mayor added.