The Onni Group was expected back at Richmond City Hall once again Tuesday evening trying to alter the zoning requirements of the Imperial Landing development to allow the likes of dentists, notaries, bankers and grocers to occupy the unique waterfront boardwalk in Steveston.
Onni purchased the land formerly occupied by BC Packers in 2001. The land was commercially zoned for maritime uses-only as well as residential. In 2012 the company built 60,000 square feet of retail space below 52 residential condo units occupying six buildings on Bayview Street.
In order to persuade city councillors to alter the zoning, the company has offered $1.5 million for a community amenities fund for Steveston. It also clarified its position on parking and delivery truck operations.
This latest application has the support of city staff in the planning department.
Last November, councillors directed staff to review the last application, asking planners to look at the feasibility of a library and a maritime museum on the site and to address parking and traffic considerations.
In a new report presented to the city’s planning committee, city staff contend residents do not want a museum in the development because it lacks “authenticity.” Also, due to the configuration of the buildings there is not enough space to host a museum.
As for a library, staff said while the library board has expressed interest in the space, it has not identified a funding source and thus a library is “outside of the scope of this rezoning application.”
Renting space at Onni would cost $20-40 per share foot, according to the report.
How Onni has gauged public opinions on the matter has been panned by rezoning opponent Kevin Harding, a local business developer, who said one survey in particular was tantamount to a push-poll.
Staff noted how residents were in favour of shopping and offices on the boardwalk based partly on a telephone survey, conducted on behalf of Onni by the consulting firm Mustel Group Market Research.
Harding said the problem is that instead of plainly asking people what they would like to see on the boardwalk the survey framed the questions in terms of shopping desires and habits.
The staff report also included public feedback from last November. Five residents voiced their displeasure for rezoning directly in writing to the city. The only letters in favour of the rezoning were forwarded from Onni itself. The letters responded to Onni's public inquiry, which stated: "Please tell us your feedback on why you do or do not support additional community based resources for Imperial Landing."
Coun. Evelina Halsey-Brandt said people are smart enough to understand the issue in full no matter who is asking the questions.
“People I have spoken to want retail. …Ultimately we need to do what is best for the community,” said Halsey-Brandt.
City planners also included a report from Hume Consulting Corporation, which stated Steveston is in need of more convenience-oriented shopping. A report from the commercial real estate organization Colliers International backed those findings, indicating a small grocery store like Nesters would not affect the existing Super Grocer on No. 1 Road since most shopping by Stevestonites is done outside of the village.
Last summer an open house hosted by Onni found 78 per cent of visitors were in favour of rezoning.
Proponents of the rezoning say leaving the space to maritime-related operations could leave the boardwalk either empty or without opportunities for social interaction.
Other opponents have also taken issue with the process.
"What kind of message would council be sending to developers, that is OK to build what you wish, regardless of the zoning," stated Sharon Renneberg in an email to city council posted in the staff report.
Halsey-Brandt noted post-construction rezoning is a slippery slope but also said the maritime zoning was wrong to begin with and a pragmatic approach is now needed.
"Yes, it is a slippery slope, but we are left to the reality of this slippery slope."
Check www.richmond-news.com on Wednesday to see if council approved the rezoning.
