While towers are popping up everywhere, a proposed townhouse development on Canada Way has area residents most concerned about environmental ramifications.
On eight lots between the 5000 and 5100 blocks of Canada Way, and at 4981 and 4991 Claude Avenue, is a rezoning application to permit the construction of a 132-unit townhouse development with under-building and underground parking.
At a recent public hearing, all residents who lived nearby and attended the meeting expressed only opposition or concern for the proposed development - citing traffic, noise and the environmental sensitivity of nearby salmon-spawning streams not being a good match for the neighbourhood.
"I rent my house and got a really good deal from the landlord," said Jason Cox, who lives near the proposed development site. "They said it's a done deal, the developer has basically abided by all their guidelines, but that didn't leave everybody satisfied at the meeting."
Cox said he was surprised by the proposal because he described the area as having a high water table, which is between Burnaby Lake and Deer Lake.
"They talk about building an underground parking lot, it boggles my mind how they're going to be able to do that," he added. "The house I live in is very shaky because it's in a bog area."
Of the 15 letter writers and speakers at the hearing, eight expressed opposition, while seven said they were concerned. The only speaker who did not take issue with the development, was a representative from GBL Architects, which is the applicant for the development.
Several residents asked what the effect might be on salmon-spawning streams that border the Claude Avenue side of the development, and if an independent environmental study had been completed to assess the project's impact.
In January 2004, council adopted a community plan amendment to establish a specific townhouse development guideline for the site, according to a city staff report from late 2013.
"Since the initial report, the property has transacted a number of times, with applicants unable to achieve a plan of development suitable for presentation to a public hearing," the report states. "The current applicant (GBL Architects) has achieved a suitable plan consistent with the townhouse development guidelines established in 2004."
Directly to the northeast of the site are six large single-family lots "identified for consolidation and redevelopment," the report further states.
Vehicular access will be restricted to Claude Avenue, but full underground parking will not be achievable due to the high water table and "poor soil conditions within the northern portion of the development site."
The proposal includes 16 individual townhouse buildings separated from each other by landscaped courtyards, pedestrian walkways and driveways.
"In future, with the development of the properties to the west, a portion of 4951 Claude Ave. will also be dedicated for park and riparian setback purposes to complete the Deer Lake Brook Park and Conservation area lands," the report states.
Before final adoption can happen for the proposal, an arborist's report, tree survey and nesting raptors survey must be completed, as well as a detailed construction management plan in order to protect the nearby Deer Lake Brook and Deer Lake Brook Tributary.
Lou Pelletier, the director of planning and building, told the Burnaby NOW via email that staff was requested to prepare a report for council on the development at the recent public hearing.
"With regard to the nearby streams, the proposal, as presented, meets the full requirements of the city's bylaw and senior government regulations," he said.
When asked about how the proposal meets the guidelines, Pelletier said staff must first report to council.
"We are working to complete the report as soon as possible, but don't have a council date for submission, as of yet," he added.
GBL Architects did not respond to the Burnaby NOW's request for comment by press deadline.
