Mixed Feelings About Ron Brent Park
Map shows 4.6 acre total area for proposed seniors housing project including white ‘footprint” of project, while remaining 3.4 acres of park would remain – image courtesy City of Prince George
Prince George, B.C.- About 2 dozen residents who live in the area of Ron Brent Elementary school voiced their concerns to City of Prince George staff last night at a meeting to talk about a proposed seniors housing project.
The project, being put forth by A&T Ventures out of Kamloops, would create 173 units, of which 68 would be rentals and the balance would be sold.
The developer was shown several potential sites in Prince George, but liked the property on the north side of the Gateway Lodge at Victoria and 20th the best.
While much of the property is already properly zoned for this kind of development, the project would need a further 1.7 acres rezoned in order to make the project work. That 1.7 acres lies within the boundaries of Ron Brent Park. Making a change would require a change to the Official Community plan and a rezoning of the property ( shown in hash marks in image at right)
Residents who turned out to find out more about the proposal expressed some mixed feelings on the project. “We cannot lose more greenspace in this City” said one man, while another, who has lived in the area for more than three decades, says the park is a gem in the heart of the City and shouldn’t be tampered with.
Not all comments were aimed at stopping the sale or rezoning of a portion of the park. One resident admitted she wasn’t even aware the property which is adjacent to Ron Brent Elementary was a public park “I thought it was part of the school grounds”.
The City’s policy requires that any proceeds that come from the sale of parklands, must be used for the betterment, or development of parks. One resident pressed for a guarantee that profits from this sale would be used to “Make the rest of the park into a proper park, with the planting of trees and some playground equipment for kids.” No such guarantee can be made at this stage, but Director of Development planning, Ian Wells said that was the purpose of the meeting, ” to find out what you would like to see in the remaining 3.4 acres.”
When 250News first published the story about the proposed development ( see previous story) Mayor Lyn Hall wanted to make it clear this sale “Is not a done deal”. Director Wells reiterated that theme, outlining the process that must be followed before any sale of the property would be final and any development could take place. The process includes a public hearing at a meeting of Council.
Still, the project fits well with the City’s plan to increase the availability of Seniors housing in the city . Just 4 days ago, Council approved a multi-family/seniors development incentive package. This proposed project would fall within the preferred area of development meaning the developer could get a 10 year tax exemption plus some breaks on the development cost charges if the project meets the low environmental impact criteria.
The project, ( see image below) has an estimated value of $30 million dollars.
Comments
Excellent proposal. We need more seniors housing and this is a good location, fits in well with the existing lodge.
Mixed feelings should go the way of the dodo bird.
This city has too much greenspace to take care of. This is a NO BRAINER.
Yep, build it ASAP. That green space is grossly under-utilized.
Posted on Friday, December 4, 2015 @ 6:34 AM by phje with a score of 1
Mixed feelings should go the way of the dodo bird.
This city has too much greenspace to take care of. This is a NO BRAINER.
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The problem being, if the city were to reduce the amount of green space they wouldn’t reduce the size of the work force so there would be zero cost savings.
So now the school kids will have to be bused to a field for sports and rec or is the plan to shut down Ron Brent? There is a huge park beside College Heights Secondary that I bet takes a lot of mowing work that could go next and a big open space on the sharp corner by Massey and tons by the skateboard park. Looking around the city one could build a ton of seniors complexes.
But my question is – the city refused to allow the old Odeon Theater to be converted into a business due to concerns that its empty parking lot next door would not be attractive for a condo project. Why not sell that land to a developer for a seniors complex? Plenty big enough and has access to everything and would “revitalize” the downtown at the same time?
Some people, like the one above, should really understand how zoning works before commenting. Not all areas can be rezoned!
I think this is a great idea! The area is getting better and becoming more attractive that’s for sure! There is seniors housing in the area already so constructing this would be good for our seniors. We also have a ton of greenspace, and the largest Park in PG is a few blocks away.. Walk.
This is a great proposal. 110% support.
Not enough green space, come on. Our city needs to increase density. That chunk of land is underutilized and this will increase land values in the area. It really is a no brainer.
I went to school there in the late ’70s. That field was under utilized then. I doubt it gets more use these days. Might as well sell it and put the money to good use elsewhere.
It is of my opinion the city should not sell the property, but instead lease it to the developer for 30 years, and renewable for another 20 years. Once you sell the land, its gone. In 2066, it can be owned by the city again. If they walkaway after 30 years, than the city has a building for free.
My thoughts.
Tomyd….. Thanks for the support, My father Bill Robertson who owned W.E. Robertson Construction owned the property. I was a teenager and worked at Lloyds Drive Inn , one day as he was driving me home from work we went past the property on 20th and Victoria, he told me he had owned the Property and did not want to sell it but was forced to sell it to the City as they wanted it for a School if he did not sell it to them they would take it. Now that the property is not going to be used for a School I feel my family should have some sort of compensation.
Lots of land was appropriated by the city over the years and the land owners were given market value at the time of sale. Without such appropriation we’d still have houses sitting in the middle of what is now the bypass. In my estimation this property changed hands well over 60 years ago and unless there was a legal agreement stating that the family would be compensated at a later date if the property was again sold by the city or rezoned, then the family has no claim to the land, compensation or legal recourse. Talk to a lawyer if you are in doubt.
This project makes sense! The need for more Seniors housing is the reality! Creating Seniors housing basically next door to an existing long term care facility is something that many other cities would have no problem embracing, so why not Prince George?
Consider for a moment, imagine that you and your spouse have reached retirement. One of you has some health issue, but so far you are doing ok. You could purchase or rent a unit in the new complex and you and your spouse could enjoy your retirement in the new complex. Now, imagine that one of you suffers a more rapid decline in your health which necessitates a move into long-term care in Gateway. The healthy spouse remains in the new project, living next door to the care facility where the unhealthy spouse lives. The healthy spouse would have very little if any barriers to easily visiting the unhealthy spouse on a regular daily basis! How great would that be??
No need to drive, no need to take transit, no need to call a family member to ask for a ride, no need to be a burden, which is something the elderly often feel they are!
A very short stroll, even with a walker and you have arrived at Gateway to spend time with your loved one as they near the end of their life! We seem to abandon our elderly! This project will make it easier to stay in touch!
A great proposal, in probably the best location!
So, what’s the hold up, Prince George? After all, none of us are getting any younger!
This is a no-brainer. Build it. Good location. I agree with Hart Guy.
I have looked at the City’s GIS based information. The City has several different park designations. Ron Brent is designated as an Athletic Park which makes eminent sense since there is an old track on it that has deteriorated over time.
Given its location as well as its current state of disrepair, I do not see any need to keep the park as an athletic park. However, I believe that given the Gateway assisted living development plus a new proposed 173 seniors development as well as the adjacency of the Gateway BIA and one of the more scenic routes to downtown for locals as well as visitors going downtown from the 97/16 intersection a portion of it should remain. That portion has its main frontage on Victoria and is immediately adjacent to the two higher density housing developments.
That being said, I strongly believe that the layout of the proposed housing needs some improvement for several reasons.
1. The parking on the south property line is too close to the existing development. They already have north facing windows so only get early morning sun during the summer.
2. The gardens on the north side of the proposed development are in shade virtually all year long.
3. The parking is virtually a long strip with the vehicle entrances about as far away as one can get them.
Suggested improvements
1. Lay out the building so that the south facing “courtyard” entry is the location of the greenspace for small gardens for the residents so that both the existing development and the new development will have an improved view.
2. Move the building further to the west, close to the re-purposed and enhanced park which will provide the bulk of the parking close to Oak Street.
3. Depending on the primary structural materials proposed, consider reducing the footprint of the building by adding an additional floor instead. The cost of the building construction may be reduced by as much as 10% as a result.
I have not seen any more drawings than those shown here, so the suggested improvements are made without complete information.
With changes such as those mentioned, and any others which might be suggested along similar lines, I would consider this to be an asset to the Gateway of PG and to the City.
Hart Guy > your scenario is certainly a realistic one.
I have another one based on my experience – a parent located in the existing assisted living development and the child(ren) downsizing and moving into the proposed new development.
The property the current development is on was subdivided in 2007 and extends all the way to Oak Street. I wonder what, if any, future plans there might be to expand that development.
Perhaps they will be coming at some future date to ask to have the remaining piece of park to the north rezoned.
When Bill Robertson sold the property, he would have gotten fair value for it at the time.
If he wanted to keep his investment in property, he could/should have re-invested that money in real estate at the time.
In fact, he may have done that or put it into some other investment. Not that it would change anything, but we do not know what happened to that money. It could very well be worth more today than the property in question, which is assed at $867,000. That is only the 4.6 acre portion of the proposed new development.
Out of curiosity, do you know what the property was zoned as at the time of the sale?
I was only about fourteen at the time my Dad told me about the property sale, so I do not know what it was zoned for or how much of the area he owned. I think he told me he got $6000.00 so that was not a lot of money and not fair market value . My Father died when I was 19 years old , but my Mother is still alive and living in Parkside.
You would be surprised what market value of some land in the 60’s. My gradfather purchased 720 acres in Kelowna for $5000 in the mid 60’s. He sold it for a bit over 100k in 1970ish. Today it would be worth 30 million+. So fare market value depends on a whole lot of factors especially the exact date.It also does not always move in the positive direction. Not to mention paying tax on bare land for 40 + years is not a terribly profitable venture unless it sold for a lot more than 867k. Whats done is done dont worry about it too much. Take care.
@pookerjams, awesome comment. So tell me, what area cannot be rezoned and why? I know you have real understanding in how zoning works so pray tell where I err in commenting that there is plenty of vacant land in PG to choose from like say for instance the parking lot beside the old Odeon Theater slated for a future condo project?
the vacant lot beside the old odeon is to small given the size and scope of this project.
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