Regarding the Century Group proposal presentation for changes to
the mall.
There should be a serious concern in our planning department
and council about building density when we have limited access and egress into
town.
It was suggested that the proposed first phase adds 75 automobile
trips hourly to traffic. This figure was come to by the same process that
suggested that the Southlands would add little to the traffic load of 56th
Street.
Both developments are along 56th Street. To
suggest that 52nd street should be considered a means of egress for
these developments is unrealistic. 56th street will bear the brunt
of traffic for these developments.
At market rates it is unlikely that people can afford to
live in this development working for minimum wage in one of the shops. They
will need to work elsewhere putting more cars on the road.
Southlands when completed will add 950 housing units adding an
additional 1900 automobiles to the community. These houses will require at
least one working person to support the mortgage. This will mean an additional
950 automobile trips added to “rush hour” traffic.
It was suggested that this won’t be the case due to
demographics. “Older people will sell their homes and downsize to the
Southlands”. Following this logic they will sell their larger homes to a younger
couple with at least 2 children of driving age. This will mean more (than 950) cars
added to rush hour as both adults will likely be working and children will be
driving to college.
Or, following the same logic. When the retired people pass on and sell their small homes to young families, what will that add to the traffic?
And this is all just phase one; there is more to come: All
under the guise of enhancing local business. It is hard to believe this project
will enhance local business. The storefronts are directly off the street with
little direct parking. With the additional traffic it is hard to believe anyone
will get out of their cars to buy a loaf of bread let alone stop for none-essentials.
If the idea is really to “re-energize the retail
environment” or create a “green heart” to town the proposal is sadly lacking.
The six story building is reminiscent of failed US housing developments. The
plan does nothing to change the National Geographic “strip-mall hell” image of
Tsawwassen. Adding more density and little in the way of an actual “active downtown
core” only diminishes quality of life.
Lastly, to hold a presentation like this in a public
building with paid municipal staff is suggestive of council support. Staff
actually suggested this is paid for through permitting costs. Permits do not
cover their costs at any level of development. At this stage it should be a corporate presentation. It
should be at arm’s length with no municipal involvement other than to collate feedback.
If our planning department is truly a "planning department" all these considerations would be on the table and openly discussed. It is, for instance, hard to believe that any traffic study would show negative trending towards automotive use. Our history would indicate a move to alternative vehicles not fewer vehicles. Certainly for a municipality that wants a 10 lane bridge to this community it is illogical to think fewer vehicles are in our future. That fact should be what our planning department should be looking at alongside all proposals.