In conversation with CapriLandmark area landowner on local development
The city’s long-range plan for the CapriLandmark area envisions the spending of almost $100 million on such things as transportation improvements, park enhancements, and utility upgrades. But the plan has proven controversial with some landlords and business owners in the area south of the Landmark business and technology centre.
In particular, the city’s proposal to re-align Sutherland Avenue so it connects with Spall Road rather than Harvey Avenue has aroused opposition. Critics say the alignment could only be achieved through the city’s acquisition, either through purchase or expropriation, of dozens of private properties. The resulting disruption to long-established businesses in the area would be tremendous, critics say. We asked Bob Currell, a landowner in the area who’s among those opposed to the city's plan, to outline some of his objections.
COURIER: As a landowner in the CapriLandmark area, what are your main concerns with the city’s plan for the area to become another major urban centre?
CURRELL: Let me preface this by saying I’ve been in the real estate business for over 40 years in both Kelowna and Vancouver.
There are two distinct areas within the illconceived boundaries of the Capri Landmark urban area. Clearly, as the city develops, the Capri area will be the vibrant retail area that will prosper and support stronger residential values.
Alternatively, Landmark will be the less desirable area and have lesser residential demand and values. The city’s plan for a Sutherland extension, and city council’s recent approval of the plan, places more value on white collar office professional as compared to blue collar workers.
As such, it's my sense the Landmark area will become less diversified over the next 20 years and a less desirable community in which to do business.
COURIER: How many businesses, with how many employees, do you think would be affected by the city’s desire to re-align Sutherland so it connects with Spall?
CURRELL: The plan will cause over 50 businesses to close and 500 jobs will be lost. Many of the blue collar businesses are like family and have been tenants for over 38 years. For each blue collar worker an additional four other jobs are created in the region. The real impact of losing 500 workers in Landmark will reach 2,500 regional employees.
COURIER: What do you think would be the preferable new road project to accommodate the area’s needs?
CURRELL: The original access point for the Landmark Towers was Dayton Avenue. Because the area’s needs are solely based on the 1900 cars leaving the offices at Landmark over a one hour period, it makes sense to add an additional Dayton access point from Highway 97 and through the vacant lot ending at Dickson Road. Unfortunately city staff prefer a minimum six road access points for Landmark at a projected cost upwards of $140 million. Maybe the city should improve the existing infrastructure. It’s truly amazing how five of Vancouver’s most successful residential areas have four road access points and boast an average 17 high rise towers in each area.
COURIER: Do you think the city’s forecast of approximately 8,000 new permanent residents in the coming years is realistic?
CURRELL: This optimistic number is forecasted at a split of 4,500 in the Capri area and 3,500 residents into the Landmark area. I’m unaware of any existing commercial Landmark landowner willing to sell today, or demolish their existing building and develop into multi family high rise. With no willing sellers of land for residential purposes, clearly the Landmark forecast will not be met.
COURIER: What do you think of other elements of the city’s plan for Capri-Landmark, such as new parks, plazas and other amenities?
CURRELL: It’s unfortunate that the majority of the councillors believe that amenities such as Landmark parks will rank higher than promised parks throughout the city that haven’t been constructed. I don’t like the idea of taxpayers purchasing expensive incomeproducing property for a park. Instead, the