RE: Development of the Emcon Lot

Today the city emailed the latest council meeting agenda. The meeting will happen tomorrow Thursday May 4th at city hall, at 5:00pm. It deals with the development of the Emcon Lot.

Please, take a close look at the basic preliminary concept (picture enclosed) and the special meeting agenda (found here http://www.rossland.ca/special-meeting-may-4-2017 ). All the other concepts presented are, basically, permutations of the elements presented in the first one, with minor modifications. I am afraid I do not find this original at all.

It is hard to believe what is being considered: using some of the last city-owned prime real estate to build anywhere from 40 to 60 parking spots...which is about 1900 sq m. (20700 sq ft) or almost 30% of the Emcon yard total area. This is so 20th century, and so against the intent of the OCP. Why cannot the underutilized parking arena be incorporated somehow instead? The arena parking lot is about 3600 sq m and can take about 110 vehicles, so we will end up with up to 170 parking spots for the mid-town transition area!!

Eventually closing third avenue is being contemplated as well. I believe this makes sense, but not if there is going to be an extra 60 vehicles circulating in the area because of the mini mall at the Emcon yard. With third and fourth avenues being closed, all those vehicles thought to drive to the Emcon plaza, plus all the vehicles for the residences west of Washington, and north of Second will have to use puny little second avenue and Spokane to go home, and to get out of that area. What happens in winter when Spokane street is closed between second and third?

Any "commercial area" with that many parking spots stinks of (mini) shopping mall. We have plenty of those in Trail, Castlegar, and even Nelson. So I say way to go branding Rossland as just another town in our area, instead of conceptualizing something unique that can set us apart. I do understand budget efficiencies are needed, but cannot understand how this is the best concept (preliminary!) that the city consultants could come with. We are not Kelowna, the cookie-cutter approach should be discouraged here.

I also thought we were trying to atract people to live here, not trying to cater to those who want to buy "second homes" that actually are investment properties.

 

Jorge.

 

 

 

Photos: 

This is so sad. Prime land, close to schools, flat, big is now turning into a parking lot. People want to live and move to our community...every lot in town has sold and this is the best design for the use of this land? Really! why? 

The emcon lot could be so great. The city has let it turn into a dump, its a complete eye sore. It use to be a bird nesting ground and yes there were frogs too...its a sad sight that's just going to get worse...we are a mountain town not the Big city...give your heads a shake!

Hold on folks- Please don't panic and bring out your pitch forks yet! The Emcon is not going to become a parking lot! Council has not made any decisions but one thing we know is that we want to make a good, beneficial use of the space for the community. The intent of tonight's meeting is to have a preliminary discussion on potential development for the site. Some of what is being talked about is office space to make a medical complex at the request of our local health providers, perhaps office space for some of our growing tech businesses and definitely housing is being discussed- not single family houses but multifamily, hopefully low income.  The lot will certainly end up being mixed use of some sort. Parking is determined based on use as per our zoning bylaw so the amount will vary depending on the final decisions. The drawings look like a parking lot because it's one dimensional. The buildings will be multistory to make the best use of the site. We do not anticipate any retail on it because we want to keep the retail downtown. The consultant offered many design variations- none have been discussed or approved. In fact, the exact layout will end up being worked out with the developer of the site farther along in the process. Right now we are just looking at options to come up with the best use and most feasible. We have dedicated some space to our youth with the skate park and the Youth Action Network building (existing on site). Now we need to put something on the land that will generate some tax revenue for us. Housing and office properties would do that nicely. We are aslo exploring partners that we could work with like CBT and others to help keep costs affordable. None of this is a quick process so please be patient. thanks.

Kathy, cannot say that I appreciate the "pitch forks" comment. Though I understand the process that must be followed, pictures are worth more than any narrative that follows.  The comment made by Hutch above is a result of what the drawings show. I don't think hyperbole is being used on purpose here.

I think we all understand the need to generate revenue. My point is, of all the designs (plus 19 variations!!) that the consultants could come out with, why start with a preliminary that shows just under 30% of it being paved for parking lots (and "onedimensionality" has no bearing on that fact) Did you not expect that there would be questioning of any kind? 

I don't even want to get started on the multistory building/s. The agenda spoke of up to 4 stories being considered?

The mini mall comments make reference to the amount of parking area depicted, not about whether there will be retail space or not.

My comments are solely about prime real state turned into parking areas - of any size.

Cheers.

How unfortunate that there is no consideration of *green* space!

 

 

Incidentally, a pedestrian-centric vision for the midtown transition area, and preliminary concepts with parking lots -of any size - do not jive.

Looks pretty nice to me.  Seems like a nice little destination tied into the washington street improvement. It's got green space and plazas, walkways and unfortunately parkings spaces...which might not be awesome to look at, but sure come in handy from time to time.

It looks nice enough, even though is anything but original. It would not look nice when the parking lot is empty over weekends and holidays.

The problem is the 60 parking spots utilizing a third of the space, and whether this is necessary in a wannabe pedestrian town the size of Rossland...

I would love to see the Emcom lot developed as would many others. Unfortunately I cannot make the meeting tonight. However, in terms of being a great place to live, Rossland could use a water feature and a central park. I agree with Jorge that linking to parking at the arena is very possible, very close by and should be considered as part of the design. Perhaps we could also consider a spray park with more green space surrounding? I realize we have lots of woods nearby but a flat place to picnic, have shade, meet friends, etc in this central location would be well utilized. I also agree the offices along with the planned additional housing, skate park and youth centre will bring much needed assets to the community. Good luck tonight. Hopefully lots of voices come out to share their ideas.   

Michelle, I love the idea of a central park and splash pad! That would certainly make it more appealing for the neighbouirhood, not to mention the new tenants of the building. I agree that parking spaces should be lower on the priority list. Coming from a "big" city, I know how precious downtown development spaces are. It would be a shame to waste money on parking spots.

I think it is also important to have a draw to the space, maybe the Museum could move in there, or a daycare facility, or a community hub of some kind. I hope the city is asking questions about who is going to use the space, and what Rossland needs to support the community activities. That spot could also be a nice place to have the farmers market. So many possibilities.

I like the idea of greenspace, meeting space, and community centre.

My two cents!

Ben

If we want greenspace or a community centre, it means we don't generate any revenue from it. It means it costs us money to construct, maintain and insure, which means taxes would increase.  I know that a space like that would be utilized, but do we need it?  I guess, what's more important, greenspaces that cost money to maintain, or residential/commercial spaces which aren't as nice aesthetically, but generate revenue and address housing/business development issues.

The arena parking lot would work as a parking lot. There's capacity, but its 500 feet away. Is walking 500 feet everytime you have to get something out of your car or everytime you purchased goods from the store practical? I'm not sure if it is.  Are there building code or by law requirements for onsite parking facilities for residential areas or commericial areas?  I suspect their may be.

If we want housing/business space, we need a parking lot for that structure.

If we want a skatepark, we need a parking lot for that feature.

or, if it's more important that we have greenspaces and community meeting areas than so be it, but if we're promoting one of these ideas it means we're prioritizing it as a need over the others.

 

I think what we really need is affordable housing for people who want to make Rossland their year round home, and not just to cater to the visitors for ski season. the key word is affordable as not everyone has a union job, or is relocating from an expensive city with a pocket full of equity. This would provide well needed housing and taxes collected. 

I personally am going to make sure that my vote for the next mayor and council go to individuals capable of collaboration.  One that sees opportunities for discussion, not pitchforks.  One that can find a way to work with the city of Trail so I can take my child to the pool, and one that can make the hard decisions when it comes to ageing and underutilized infrastructure - not hiring and then blaming a consultant for your own ineptitude - cowardly.  And just for good measure, while I'm at it, this town literally bites - can you please do something about the lunging vicious snapping free roaming dogs that are everywhere in this town.  You don't need to play nice or collaborate with anyone on this one - just hire a dedicated bylaw officer so people can feel safe walking your streets.  Not hard. Xoxo

What about the European concept of a courtyard? The meat & potatoes aspects of the building (ground floor services, upper floor living) closing in a space of both greenery and pavement with outdoor picnic tables? There was a co-op building like this on commercial drive and it just promoted community so much because everyone who lived in and used the building would interact in the common central space. 

Wish I had made the meeting!

This was the whole point of my initial comments: pointing out the lack of originality - and possibly the lack of more guidance from the city -  for a preliminary concept that is the whole basis for the feasibility study that is being undertaken.

Same old 20th century North American urban concepts...

FYI RStar - Rossland has a fabulous council. Perhaps try talking to them with your concerns. From my experience, they are all very open to listening and seek input regularly. And Rossland is a fantastic place to live (nothing is perfect)!