Big Changes. Not A “Minor Amendment”

Why is the City of Vancouver considering the construction of a massive concrete structure in a residential neighbourhood to be a “Minor Amendment” to a previously approved development application? The original application did not include a large, sunken, concrete structure with the capacity for 700+ people and an artificial turf field. Shouldn’t the construction of such a large, private, sports facility (in a residential neighbourhood) require a completely new application, if this massive concrete structure was not part of the original application?

Effects on the Neighbourhood – Parking and Traffic

The private sports stadium that the City of Vancouver is being asked to approve is a large concrete and artificial turf sports venue that has a stated seating capacity of 700+. Has the city done an assessment on the impacts of traffic and parking in this residential neighbourhood based on the actual capacity of the private venue that is being proposed, or is it basing its decisions on the “estimated attendance” that has been provided in the traffic assessment submitted by the applicant? A private venue of this capacity should be subject to the same assessment standards as a theatre, concert hall or nightclub. Shouldn’t it be granted approval based on its actual capacity, as opposed to an estimate of potential attendance that has been supplied by the applicant? Why does the traffic assessment submitted by the applicant not include any reference to the potential impacts of the actual, stated capacity of the venue that they are seeking approval for?

Public Safety issues – First responders delayed

There is a Fire Station that will be directly affected by the increased flow and density of traffic brought to the neighbourhood by this private facility. It is a matter of public safety that these first responders have immediate and unobstructed access to Renfrew Street at all times. Any increase in traffic or potential obstruction puts members of the public at risk, and is completely unacceptable.

It would be both reckless and irresponsible of the City of Vancouver to approve the construction of this private facility if the ability of first responders to respond to matters of public safety is hindered in any way. With a stated venue capacity of 700+ people, this would seem to be an obvious problem in approving a project of this nature, and would put public safety at risk if this application were to be approved.

Potential flooding, Property values

We know that there are underground waterways that flow beneath the field where this development is being proposed. Has the city done any environmental impact studies to determine how this massive, sunken, concrete structure, the concrete retaining wall, and the removal of the established soil base will affect potential flooding and water flow patterns in the surrounding residential neighbourhood? If not, why has this not been investigated? Any change in groundwater distribution/flooding patterns has the potential to negatively affect property values for homeowners in the surrounding area. The change in the permit application – from a grass field to a concrete stadium – has significant financial ramifications to property owners and taxpayers in the surrounding area. Why is this not being addressed?

Potential Wildlife/Environmental Impacts

Has the City done any environmental impact studies on whether or not the artificial turf that is being proposed by the applicant contains any pollutants that will leak into the groundwater? Are there any health risks to members of the public? If there have been no impact studies to determine this, it would seem like a responsible course of action for the city to do study this before approving the application.

Has the city done any impact studies on how the construction of this facility will affect established botanical/wildlife/bird habitat in the neighbourhood? If not, why has this not been addressed as part the public consultation process before moving forward with such an enormous project?

Please come to the Open House at Notre Dame and ask City Staff if any of these issues have been addressed. Please share any other concerns you have as well, and send them to us. Our email address is: notredameneighbours@gmail.com

The Open House is tomorrow, 3 April 2019, from 4:00 am to 7:00 pm. It’s not a public meeting – there won’t be an open mic – but you’ll be able to speak to representatives from the City of Vancouver.

Fire Department Concerned About McCarthy Stadium Traffic

In a welcome development, Vancouver’s Fire Prevention Division has requested an updated traffic study for the area around Notre Dame Regional Secondary. This comes nearly six weeks after Notre Dame Neighbours asked the fire department how McCarthy Stadium crowds and traffic will impact emergency response times at our Number 14 Firehall.
Here’s what Rick Cheung, Assistant Chief-Fire Protection Engineer told us in an email on 22 Oct 2018:
“Thank you for your feedback. Based on the information, I have recommended to the Development Services Department that the permit applicant provide an updated traffic study for the construction of the bleachers at the outdoor playing field.”

It’s significant that Assistant Chief Cheung spent some time reviewing the situation before asking for the new traffic study. His initial reaction to us was that there would be no impacts. Clearly when he examined the proposed changes more closely he changed his mind.

Notre Dame needs to take the safety of our community seriously. McCarthy Stadium is too big a change from the 2008 permit to proceed as a minor amendment. The school needs to apply for a new development permit with full and meaningful public consultation.