POLICY REPORT
URBAN STRUCTURE
Date: December 5, 1995
Dept. File No. PW
TO: Vancouver City Council
FROM: Director of Central Area Planning, in consultation with the
General Manager of Engineering Services, Director Legal
Services and the Manager of the Housing Centre
SUBJECT: Rezoning: 800-1100 Pacific Boulevard
(Quayside Waterfront Block)
RECOMMENDATIONS
A. THAT the application by James Cheng Architects to amend CD-1
By-law No. 7248, for 800-1100 Pacific Boulevard (Quayside) to
reallocate previously approved floor area and dwelling units
within the waterfront block, be referred to Public Hearing,
together with:
i) plans received from James Cheng Architects, dated July
28, September 15, and as amended December 4, 1995;
ii) draft CD-1 By-law amendments, generally as contained in
Appendix B;
iii) the recommendation of the Director of Central Area
Planning to approve the application, subject to
conditions contained in Appendix C;
iv) consequential amendments to the Quayside Neighbourhood
(800 -1100 Pacific Boulevard)
CD-1 Guidelines to be presented for adoption in principle
at the Public Hearing; and
v) consequential amendment to the False Creek North Official
Development Plan, to delete the mandatory retail
requirement along Marinaside Crescent, should Council
choose this option.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-laws for consideration at Public
Hearing.
B. THAT Council adopt Recommendation A on the following
conditions:
i) THAT the passage of the above resolution creates no legal
rights for the applicant or any other person, or
obligation on the part of the City; any expenditure of
funds or incurring of costs is at the risk of the person
making the expenditure or incurring the cost;
ii) THAT any approval that may be granted following the
Public Hearing shall not obligate the City to enact a by-
law rezoning the property, and any costs incurred in
fulfilling requirements imposed as a condition of
rezoning are at the risk of the property owner; and
iii) THAT the City and all its officials, including the
Approving Officer, shall not in any way be limited or
directed in the exercise of their authority or
discretion, regardless of when they are called upon to
exercise such authority or discretion.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A
and B.
COUNCIL POLICY
Relevant Council policy includes:
- The False Creek Policy Statement approved in August 1988
- The False Creek North Official Development Plan (FCN ODP) approved
in April 1990
- The Quayside CD-1 By-law No. 7248, Form of Development and CD-1
Guidelines adopted in November 1993.
PURPOSE AND SUMMARY
This report assesses a July 28, 1995 rezoning application by Concord
Pacific to revise the schematic form of development for the waterfront
block (see following map) and make grade-level retail on Marinaside
Crescent optional rather than mandatory.
Concord wants to replace the Marinaside retail with townhouses and move
the retail to Davie and Pacific as part of a two-storey local commercial
centre. They conclude this is the best location to serve residents.
Staff strongly recommend keeping retail on Marinaside because it is the
key to creating a unique urban experience at this prominent waterfront
location.
Concord and staff generally agree on a commercial pattern for Davie and
Pacific that would provide for a supermarket and supportive retail at
grade with restaurants and local serving office uses on the second floor
accessed in ways that prevent internalization.
On Marinaside Crescent, Council has the following choices regarding
retail/restaurants versus housing:
- Option 1
All townhouses, as proposed by Concord;
- Option 2
Primarily townhouses, perhaps convertible at grade to retail later,
but some restaurants at the westerly end;
- Option 3
All retail/restaurants, as strongly recommended by staff; and
- Option 4
Primarily retail/restaurants but some townhouses at the easterly
end, convertible at grade to retail in the future.
If Council chooses to remove the retail from Marinaside Crescent,
Engineering staff recommend that the beautification be reconsidered and
the street treated as other residential streets.
Concord wants to change the form of development from five terraced
towers ranging in height from 22 to 32 storeys, to six point towers
ranging in height from 21 to 34 storeys. The total number of housing
units and floor area would not change from the approved zoning.
Staff support the new scheme because overall urban design and public
amenity are improved. Conditions in Appendix C will guide further
design development through the Development Application process.
Appendix D contains changes to the CD-1 by-law to accommodate the
revised massing, secure the agreed commercial pattern for Davie and
Pacific, and implement housekeeping amendments for amenity space,
recessed windows and transfer of units between Areas 4 and 5A. Revised
Quayside CD-1 Guidelines will be presented for Council adoption at the
Public Hearing.
Engineering staff will report to Council at the Public Hearing with
details on accommodating a rapid transit alignment under the waterfront
block.
Staff recommend referral of the application to Public Hearing, subject
to design refinements. Council direction is sought on the Marinaside
retail issue.
Quayside Waterfront Block
DISCUSSION
Changes to Retail Pattern
The False Creek North Official Development Plan (ODP) requires retail
along Marinaside Crescent in Quayside. The only other location in False
Creek North with mandatory retail is the Plaza of Nations. The current
zoning reflects the ODP, with 7 200 m› (77,500 sq. ft.) of retail and
commercial service use on Marinaside Crescent and in a food store at the
corner of Davie Street and Pacific Boulevard. Concord wants to expand
retail and commercial into a two-storey centre at this corner and
replace retail on Marinaside Crescent with housing. These proposals are
discussed below.
Davie and Pacific Retail and Commercial Centre Recent Concord research
has concluded that the optimum type of retail and service commercial for
this area will be locally oriented; and that the optimum location for
this will be at the Davie/Pacific intersection. Essential to this
concept is a full service supermarket of 20,000 to 25,000 sq. ft. A
component of other retail, restaurants and local-serving professional
offices will support the supermarket, creating an easterly anchor for
the shopping area now developing along Pacific Boulevard and reinforcing
the Roundhouse Community Centre.
Staff fully support the supermarket and feel it could even be larger
than proposed. Staff also support other related retail and service
commercial uses at this location provided internal malls are not created
and retail is located at and oriented to the sidewalk, especially along
Davie Street. The concern is to protect and enhance the retail vitality
of the Pacific Boulevard retail commercial district.
Staff and Concord have generally agreed upon an arrangement for retail
and commercial at the southeast corner of Davie and Pacific as follows:
- up to 4 200 m› (about 45,000 sq. ft.) of grade-level retail with 2
300 m› (25,000 sq. ft.) or more for a full service supermarket and
the balance in other street-facing retail shops, ensuring retail
continuity from the intersection extending south and east,
especially along Davie Street;
- up to 2 500 m› (about 27,000 sq. ft.) of second-floor restaurants
and non-retail, locally-serving professional offices (such as
doctors, dentists, lawyers, insurance, etc.) with 750 m› (8,000
sq.ft.) or more for one or more restaurants, each accessed directly
from the sidewalk below.
Staff propose the office component be drawn from the ODP allocation for
offices in False Creek North. If Council adopts Concord's approach for
Marinaside Crescent, as outlined below, Concord wants the office
component to be converted from the existing Quayside retail allowance.
The CD-1 by-law (see Appendix D) will explicitly prevent conversion of
offices to retail and vice versa. Design conditions (see Appendix C)
will ensure retail and second-floor restaurants are accessed from the
sidewalk, thus avoiding internal malls; and that sidewalk retail
continuity is achieved.
Marinaside Crescent Retail Further to the above, Concord research
concluded that retail on Marinaside Crescent will fail and only modest
amounts of restaurant space at this location may be economic. Instead,
they see a strong market for housing at grade that they feel will not
mix well with retail or restaurants. Therefore, Concord propose
townhouses all along the Marinaside Crescent frontage from Davie to the
most easterly Mews. If pressed, Concord would consider the following
alternative, although they do not believe it is the best solution:
- 750 m› (8,000 sq. ft.) of restaurants at the western end of
Marinaside Crescent, adjacent to Davie Street;
- townhouses extending easterly, with the ground-level of these units
designed with higher ceilings for future retail conversion, but
with no other cost-related features such as increased parking,
loading or building code requirements.
Staff strongly recommend that Marinaside Crescent be developed from
Davie to the easterly mews for retail and restaurant uses as originally
envisaged in the ODP and approved zoning in order to create a unique,
active public-oriented gathering place at this one prominent location on
False Creek where cars will be allowed at the water's edge. Vehicles,
boats, retail, restaurants, housing entrances and a coherent public
realm treatment will create an experience similar to Granville Island,
providing a vital counterpoint to the quieter residential frontages and
park areas that dominate the balance of the False Creek North shoreline.
To evaluate economic feasibility, a market consultant, Thomas
Consultants, was retained by staff. Thomas advises that Marinaside
Crescent can become a city highlight and regional/tourist shopping
destination and experience providing for "boardwalk" style retailing
with the waterfront character as a natural magnet. Thomas concludes
that retail will start small with independent convenience and personal
service stores. A critical mass will be generated from restaurants that
will gravitate to the quayside setting. To this, higher order retailing
(clothing, novelty and impulse shopping) will be drawn, generating
continuing destination
appeal. Thomas advises that during their review, several destination
retailers (i.e., chandlery, hardware, nautical apparel) and
restauranteurs expressed interest in Marinaside Crescent. Thomas notes
that the synergy for a public-oriented, active, people place depends
absolutely on a strong retail component coupled with vehicular access.
From the outset, Planning in and around Marinaside Crescent has striven
to reinforce this as a special public place in the False Creek basin,
including:
- limiting retail elsewhere in False Creek North;
- allowing cars in order to optimize the unique access and visibility
of the quayside;
- keeping the street narrow with curb-side parking to ensure slow-
moving traffic compatible with pedestrians;
- designing a special public realm treatment integrating waterfront
walkways, sidewalks, street and setback areas as one identifiable
and functioning "place";
- providing for a diverse marina with moorage, livaboards, marine
commercial and ancillary activities as well as a floating public
walkway and ferry stop that will support land-based retailing;
- requiring building setbacks along Marinaside to let shopping and
restaurant activity easily spill out onto the sidewalk; and
- allowing residential lobbies and doorways intermixed with the
retail frontage and setting back the housing above to minimize
impacts from street activity.
If more retail allowance is needed in the ODP to achieve this vision for
Marinaside Crescent, staff would support an increase beyond current ODP
limits. Currently, there is more than enough retail capacity in the
ODP, so this issue would not have to be dealt with until the final area
zonings.
If Council is anxious about short-term retail viability along Marinaside
Crescent, an alternative suggested, though not preferred, by staff would
establish a practical retail foothold at the outset, with the remaining
frontage configured to give market flexibility for future retail
conversion. Suggested would be to require:
- about 2 300 m› (25,000 sq. ft.) of retail and restaurants now,
extending from Davie Street to the Landmark Mews, with retail
expansion potential into parking areas behind; and
- townhouses extending easterly from Landmark Mews, with the ground-
level of these units designed with higher ceilings for future
retail conversion (including allowing live-work space now) and
parking, loading and building code provisions resolved now to
facilitate easy conversion later.
In summary, documentation will be prepared for the public hearing
whereby Council has the following choices regarding retail/restaurants
as required in the ODP versus housing along Marinaside Crescent:
- Option 1
All townhouses, as proposed by Concord;
- Option 2
Primarily townhouses, perhaps convertible at grade to retail later,
but some restaurants at the westerly end;
- Option 3
All retail/restaurants, as strongly recommended by Planning,
Engineering and other staff; and
- Option 4
Primarily retail/restaurants but some townhouses at the easterly
end, convertible at grade to retail in the future.
If Council chooses to remove retail from Marinaside Crescent,
Engineering staff recommend that Marinaside's treatment be made
consistent with other residential city streets. They believe that
converting Marinaside from the original concept requires that the
beautification should be reconsidered.
Changes to Form of Development
The approved schematic form of development (see Appendix A) for the
Waterfront block shows five terraced towers ranging in height from 22 to
32 storeys, stepping down from Pacific Boulevard to Marinaside Crescent.
Seniors' non-market housing is located in three low-rises on Pacific.
Family non-market housing is located
in a low-rise across from Coopers Park, next to Cambie Bridge. This
scheme orients the buildings to the curve of the bay, presents a
symmetrical edge on Marinaside Crescent, and locates the bulk of
building mass along Pacific Boulevard.
Concord wants to change the built-form from terraced towers to more
conventional point towers on a low-rise base. The 1,315 housing units
and 130 700 m› (1.4 million sq.ft.) of residential floor area would not
change from the approved zoning.
Proposed are six towers ranging in height from 21 to 34 storeys. Four
of these towers are paired providing a sense of entry to pedestrian mews
linking Pacific Boulevard and Marinaside Crescent. These are flanked by
34-storey towers at Davie and at the east end of the block on a new
pedestrian mews next to the non-market family site (see Appendix A).
The seniors' non-market units have been consolidated into two sites, 150
units in a 13-storey tower at Davie and Pacific and 50 units in a mid-
block low-rise on Pacific. These adjustments are acceptable to the
Manager of the Housing Centre.
Accommodating the floor area from the terraced tower scheme has required
an additional 21-storey tower and added ten floors to other towers.
Tower floorplates are 600 m› (6,400 sq.ft.) which are consistent with
other shoreline locations. The easterly 34-storey tower has a slightly
larger plate because it is separated from the family of towers to the
west. As well, some towers are closer to the water than the previous
scheme.
Staff support the new scheme because:
- Slimmer towers improve views through the waterfront block, both
from upland sites and from the south shore of False Creek.
- Building mass and shadowing along Pacific Boulevard are
substantially reduced. Lower heights create a better transition to
the street and open space compared to eight storey buildings in the
current scheme.
- The paired towers emphasize the axis of the Quayside Bay and
respond to the downtown street grid.
- Public access through the site has improved. An additional
pedestrian mews is provided on the east portion of the site and the
locations of the two westerly mews have been adjusted to align with
the Cambie/Pacific intersection and maximise water views from the
landmark tower.
Staff recommend that the revised scheme become the form of development
for the waterfront block. Further design development is recommended to
refine the scheme through the development application process.
Conditions are included in Appendix C. If the new rezoning is approved
at public hearing, the new form of
development will replace those sections of the Quayside CD-1 Guidelines
dealing with the waterfront block. A revised set of guidelines will be
presented for Council adoption at the public hearing.
Appendix B outlines the adjustments to the CD-1 By-law to accommodate
the new form of development and reallocation of building mass on the
Quayside block. As well, based on development experience to date, by-
law adjustments for all of Quayside are recommended to increase the
amount of amenity space, provide more flexibility for recessed windows,
which are considered a positive design feature, and allow more
flexibility in unit numbers for each development parcel (without
changing overall unit allowance or floor area).
Engineering Issues
Transit Corridor Right-of-way
Further to Council direction, staff have been working with Concord to
secure a rapid transit right-of-way through the Quayside Neighbourhood.
Following the Quayside rezoning in 1993, Concord entered into a No
Development Covenant with the City which requires Concord to provide an
acceptable right-of-way for a future ALRT corridor. This work is
ongoing and we anticipate bringing more details to Council at the Public
Hearing.
Pedestrian Access
An additional pedestrian mews has been introduced which provides more
access through the site to the waterfront. The Landmark Mews is located
further east from Beatty Mews and the signalized crossing on Pacific.
However, the relocated Cambie Mews provides a direct pedestrian linkage
to Beatty Mews. Appendix C contains a condition to review the crosswalk
location between the Beatty and Landmark Mews to create a clearer
connection.
Conditions of Approval
Because the Quayside zoning has been enacted, all prior conditions of
approval have been secured through legal agreements. Required additions
and adjustments to those agreements are included in Appendix C.
COMMENTS OF THE PUBLIC AND REVIEWING AGENCIES
These comments are included in Appendix D along with sections on social
and environmental implications.
APPLICANT'S COMMENTS
Concord will provide comments separately by letter at zoning referral.
CONCLUSION
Staff support the revised form of development proposed for the
Waterfront block in Quayside, subject to the design conditions included
in Appendix C, as it will result in an improved and more sensitive urban
design. Staff do not support Concord's request to remove retail from
Marinaside Crescent. Options are presented for Council consideration at
the public hearing on this issue.
* * *APPROVED SCHEMATIC DEVELOPMENT - November 1993Appendix A
Page 1 of 2
PROPOSED FORM OF DEVELOPMENT Appendix A
Page 2 of 2
DRAFT CD-1 BY-LAW AMENDMENTS Appendix B
800 - 1100 PACIFIC BOULEVARD
The uses, floor areas and density, maximum height, maximum number of
dwelling units and parking and loading requirements will not change from
the current CD-1 By-law 7248. The following sections will change to
accommodate the new form of development and changes to building massing
on the waterfront block:
- 5. Sub-areas - amend the wording and diagram to reduce the number
of sites in Sub-area 4
- 6.5 Table 2 - change the allocation of floor area by sites in Sub-
area 4
- 6.6 - delete this as it is no longer relevant
- 6.8 - increase the number of dwelling units transferable between
sub-areas 4 and 5A to a total of 20%
- 7. Table 4 - Height - change the allocation of building height by
sites in Sub-area 4
- 11. - Acoustics - delete the requirement for terraces, patios and
balconies, pursuant to Council's balcony enclosure guidelines
- Include provisions requiring access to second floor restaurants
from directly at grade and office space from one or more lobbies at
grade, and first-floor retail from the adjacent sidewalk with
coherent retail continuity by limiting frontage of individual
shops, and restricting conversion of retail or service uses to
office space and the conversion of office space to retail or
service use.
In addition, two other adjustments are recommended:
- 6.4(b) - remove the restriction on the maximum depth that windows
may be recessed
- 6.3(h) - increase the amenity space for residential uses in both
Sub-areas 4 and 5A to a total of 11 000 m› (118,400 sq. ft.) for
area which is at or above the base surface.
QUAYSIDE WATERFRONT BLOCK Appendix C
PROPOSED CONDITIONS OF APPROVAL Page 1 of 5
NOTE: These are draft conditions which are subject to change and
refinement by staff prior to the finalization of the agenda
for Public Hearing.
FORM OF (a) THAT a revised form of development for the
DEVELOPMENT Quayside Waterfront block be approved by Council
in principle, generally as shown on the plans
stamped "Received City Planning Department, July
28, September 15, and December 4, 1995", having
specific regard to the siting of the buildings,
development of the ground plane, and general
building heights and massing. A major objective
of the form of development is to create a
neighbourhood of quality urban design and
architecture and maintain the qualitative aspects
demonstrated in the Yaletown Edge and Roundhouse
neighbourhoods. The Director of Planning may
allow alterations and refinements to this form of
development when approving the detailed scheme of
development, with guidance from (b) below and if
there are demonstrated improvements to the overall
design. Criteria for judging changes will be
based on the following principles:
- improved relationships to adjacent development
with respect to shadowing and public and
private views;
- improved livability with respect to private
open space, privacy and access;
- meeting CPTED (Crime Prevention Through
Environmental Design) principles;
- improved public and common open space
provision, quality and programming;
- improved public realm treatment, amenity and
safety;
- improved vehicle and pedestrian movement
relationships and safety, and vehicular access;
and
- improved architectural design and quality of
materials and finishes.
DEVELOPMENT (b) THAT prior to the final approval by Council of the
APPLICATIONS detailed form of development for each portion of
the project, the applicant shall obtain approval
of a development application by the Director of
Planning who shall have regard to the following:
Appendix C
Page 2 of 5
- Ensuring that grade-level retail space is
street-facing, especially on Davie Street, and
that limits on individual shop frontage are
provided to ensure retail continuity and
interest;
- Ensuring that all second floor restaurant uses
are accessed directly from the street and
second-floor offices are accessed from one or
more street-oriented lobbies at grade;
- Reducing second floor commercial at Davie and
Pacific and limiting remaining space for local
serving, non-retail office uses;
- Adjusting the massing of the 13-storey seniors'
building at Davie and Pacific to reduce view
and building mass impacts for residents across
Pacific Boulevard in Yaletown Edge;
- Creating a more active and interesting grade
level treatment along Pacific between the
Cambie and Landmark Mews;
- Reducing the large areas of water on the common
open space on each block to provide for
children's play and landscaping;
- Reviewing the crosswalk connection on Pacific
to achieve a clearer connection between the
landmark mews and the pedestrian crosswalk on
Pacific at Beatty Mews; and
RETAIL (c) THAT Council choose one of the following retail
OPTIONS options for Marinaside Crescent:
- Option 1.
All townhouses, as proposed by Concord;
- Option 2.
Primarily townhouses, perhaps convertible at
grade to retail later, but some restaurants at
the westerly end;
- Option 3.
All retail/restaurants, as strongly recommended
by Planning, Engineering and other staff; and
- Option 4.
Primarily retail/restaurants but some
townhouses at the easterly end, convertible at
grade to retail in the future.
Appendix C
Page 3 of 5
Choosing
Option 1, 2
or 4 will
trigger a
consequentia
l amendment
to the False
Creek North
ODP.
ENERGY (d) THAT Council require the provision of low flow
EFFICIENT toilets, shower heads and faucets as standard
FEATURES features in the Quayside Waterfront Block, as and
when required by the Plumbing By-law;
AGREEMENTS (e) THAT prior to enactment of the CD-1 By-law
amendment, the property owner shall, at no cost to
the City:
NON-MARKET (i) Modify the existing agreement where
HOUSING necessary with respect to the location of
non-market housing, satisfactory to the City
Manager and Director of Legal Services, by
which sufficient parcels shall be conveyed
to the City for the non-market housing to be
constructed within the site, at a price
acceptable to City Council. Such parcels
are for such non-market housing programs or
initiatives as City Council may generally
define or specifically approve from time to
time.
SERVICES (ii) Modify the existing Quayside Neighbourhood
AGREEMENT Services Agreement to meet requirements of
MODIFICATION the rezoning, to the satisfaction of the
General Manager of Engineering Services and
the Director of Legal Services, to ensure
that any additional on-site and off-site
works and services, required as a result of
the revised development scheme on the
subject site are designed, constructed, and
installed at no cost to the City.
EXISTING (iii) Amend and/or release all existing covenants
COVENANTS and rights-of-way to address the proposed
development, to the satisfaction of the
Director of Legal Services; and
Where the Director of Legal Services deems
appropriate, the preceding agreements are to
be drawn, not only as personal covenants of
the property owner, but also as covenants
which charge and run with the land.
Appendix C
Page 4 of 5
The Director of Legal Services may require
the preceding agreements to be registered in
the Land Title office, prior to enactment of
the by-law, but in any event, the City will
not issue any development permits, and the
property owner shall not seek the issuance
of any development permit relating to the
site prior to the registration of the
preceding agreement; such agreements are to
have priority over those liens, charges and
encumbrances as considered advisable by the
Director of Legal Services.
The required agreements shall provide
security to the City including indemnities,
warranties, options to purchase, no
development covenants, equitable charges,
development bonds, letters of credit, and
withholding of permits, as considered
advisable by, and in a form satisfactory to,
the Director of Legal Services.
The timing of all required payments shall be
determined by the appropriate City official
having responsibility for each particular
agreement, who may consult other City
officials and City Council.
The property owner will confirm, in form
satisfactory to the City, that it is the
legal and beneficial owner of the site; or,
if not, the property owner will cause the
beneficial owner to agree that the
beneficial has knowledge of all the
transactions, gives its consent and is bound
by all agreements, and evidence of such
shall be provided to the City. Further, all
legal costs expended by the City in being
satisfied as to ownership of the site and as
to the involvement of any beneficial owner
(including retaining outside counsel to
undertake investigations and prepare
agreement and certificates) will be the
responsibility of the property owner.
Appendix C
Page 5 of 5
If dates are established for enactment which,
in the opinion of the Director of Legal
Services would require increased resources
within the Law Department, or which require,
in the opinion of the Director of Legal
Services, the retaining of outside counsel,
reimbursement for these costs will be
required from the property owner.
COMMENTS OF THE PUBLIC AND REVIEWING AGENCIES Appendix D
Public Comments
The public process included six public meetings and model
displays. There has been strong public support for the revised
design as an improvement over the previous scheme. Concerns from
Yaletown Edge residents about views impacts from the 13-storey
seniors' building are addressed through conditions. The public
has expressed a variety of views about retail along Marinaside
Crescent. Almost all opposed an internalized shopping centre at
Davie and Pacific.
Vancouver City Planning Commission (VCPC)
The VCPC considered the issue of retail along Marinaside Crescent
and will present its position to Council at the Public Hearing.
Urban Design Panel
The Panel reviewed this proposal in September, 1995. The Panel
strongly supported the revised form of development as a better
reflection of the design principles originally envisaged for the
site. Concern was expressed about the very large floorplate
sizes and the need for skilful handling. This is addressed
through revised smaller floorplates. The Panel did not support
removing retail from Marinaside Crescent, noting that the entire
urban design concept for the street is based on having some
retail along it to complement pedestrian character. The Panel
also strongly opposed internalizing any retail on Pacific
Boulevard.
Social Implications
The changes to the approved zoning for Quayside will assist in
the implementation of a socially diverse neighbourhood in False
Creek North.
Environmental Implications
Quayside will provide opportunities for high-density living close
to transit, recreation and work places in the central business
district. This will reduce traffic demands with consequent
benefits to air quality, energy costs and a reduction in
vehicular pollutants.