FRIDAY FREE FOR ALL - August 15th
By 250 News
Friday, August 15, 2008 04:00 AM
Well, half way through August and it seems summer has finally arrived!
Lots to talk about this week. Have you been watching the Olympics? Do you care that Canada isn't a star on the medal podium?
How about request to move the Chances Gaming Centre to the Treasure Cove Casino? Is that something you think needs to be hashed out?
The topics are all up to you as this is the FRIDAY FREE FOR ALL
The rules are simple:
- Keep it Clean
- Keep it Legal
- No Bullying of Other Posters
L E T ' E R R I P !!!
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I think at this time the citizens of PG should have serious concerns about the planned new RCMP station at 4th and Victoria. We may need a new RCMP station, but that location is a huge long-term strategic failure IMO if it is allowed to proceed.
One only has to look at the neighborhood adjacent to 4th and Victoria and its potential for development, as well as the areas potential for synergies with further development of the downtown to realize the long term impact as a result of land use decisions that are being made today by this current city council.
I feel the 4th and Victoria location has the best potential by far to be a central catalyst for a rejuvenated downtown for a number of concrete reasons that should be seriously considered, but locating a RCMP building at that location kills that potential, and IMO the project should be stopped if the downtown is ever to revitalized.
Most any large successful city has a good people place located in their downtown. The civic center plaza is a good attempt at one using brick, pavement, and concrete built in the shadow of Connaught Hill, but that’s not what is needed. No downtown built with private money will be built around the civic center plaza. Large successful cities have large open green space downtown for people to collect, refresh their mindset, go for a stroll, or what ever including collecting for civic events. PG does not have that. The city lot sized park at 1st and George does not count as an urban park that a city is built around… and if it is, then we already have the downtown we planned for.
PG needs a Stanley Park, or a Grand Central Park of our own in the core of the downtown to open up space and add some aesthetics as well as a gathering place for people to want to be downtown. These things don’t come cheep in a downtown, in any downtown anywhere, but especially an already developed downtown where past city planners allowed engineers and developers to plan the city for their own benefit and not the greater good of the city. PG is exampled over the last couple of decades by the John Major corp setting the agenda for whether or not the downtown survives… or our election hopes that an Arab developer from California is going to transform our downtown with his drawing and promises if we will only give him our tax dollars to do it up front… or the corporate welfare idea where we pay for a $5 million dollar garage so that things will look like they do in their drawing and maybe promises will come true. PG needs to stop allowing these people to set the agenda and we need to set our own municipal agenda for the greater good of the community… and in doing so the downtown may be able to redeem itself.
All down 4th and onto Victoria virtually every single business front is boarded up right now for like a five block stretch. I challenge anyone to point out a single business in operation along that stretch other then the TD Bank. The area is in obvious need of some sort of economic rejuvenation and an RCMP station just doesn’t cut it. That is a strategic mistake that is akin to building the pulp mills right across the river from the downtown.
The city already owns the block from Victoria Street to Vancouver Street between 4th and 5th avenue for the planned police station. This is a strategic location for any future downtown revitalization… not because it is set on the busiest street in the downtown within a block of the main office towers and existing commerce buildings, but rather because this is a location private money can invest in with known risks as to flood levels.
Furthermore because of its higher elevation west of Victoria Street all future development can be required to have underground parking eliminating the downtown parking problem that is a constraint to any future downtown growth. These are two huge considerations when looking for a prime location for the city to use as a catalyst for a future downtown core we can all be proud of… because of the simple fact these are things we can not easily build and it is a gift of nature that is either there or it is not. In the majority of the downtown core you have flood level issues and the new 200-year flood stage being moved higher will only exasperate those issues in the future for any potential developments above ground in the downtown.
Downtown East of Victoria will never have underground parking and therefore will never be able to grow unless it is enabled by higher growth west of Victoria street… and therefore subsidized by the infrastructure on the west side to enable the East side growth. A downtown full of parking lots with no parking will never be a success no matter how much people blame its lack of success on street people.
I propose the city use a fund of $5 million to purchase all the homes and city lots from Vancouver Street to Winnipeg Street between 4th and 5th Avenues. About 30 or so lots in total all residential with homes at least 60-years old and almost falling down as it is. The land should be cheep because every business front across the street is either empty or a parking lot. With that land acquisition I would close the road at Vancouver Street and Prince Rupert Street and bull doze the entire three blocks to make way for one large scale urban park that the city could use as a catalyst for a future livable downtown development around its perimeter. This park would open up a huge amount of need green space in the downtown… changing the downtowns entire focus and image of the downtown for a cost not much more then John Majors’ garage. My vision would be to level the area and build for at least two blocks an artificial summertime splash creek with fountains down the middle and lots of shad trees around the perimeter. Another aspect is the fact that Fort George park is a failure if we intend to use it for political rallies, or community commemorations, or even things like fireworks or concerts and such for the simple fact that Fort George Park is in a residential area without the proper facilities and traffic infrastructure to host such events without seriously impacting the lives of the neighboring residents. A large urban park in the center of the city business district is the location for those kinds of activities in a livable city proud of itself.
An urban city park from Winnipeg Street down to Victoria Street covering three city blocks would be in a prime location for future condo, apartment, retail, and commercial development right across the street from the park on all sides, but especially along the parking lots of 4th Avenue where future developers would know what the cities future intention was for downtown revitalization and would also have access to undeveloped land to compliment city plans and this vacant land to be developed is all sufficient to have underground parking as could be required for any future development.
The question then becomes do we really need a new RCMP station and if this council determines that is what we infact do need despite stagnant growth, then I propose that it could be built along Queensway between 2nd and Patricia for a number of reasons. Reason number 1 is that that is a far quicker location to access places like College Heights, south of town, or east of town, as well as the fact it would be located right in the center of the cities problem streets, which will always be the cities problem streets, so that is where we want our police located for efficiency and effective proximity. Since that is in a flood plane that no private investor would ever build on (do to risk insurance) it is a good place for a government building to fill in space in the downtown. For the reason of a flood plane they could build the building with the bottom two floors as a parking garage with two or three floors above that for offices ect all with a birds eye view down Queensway and 5th ideally. This seems to be the planned area for the provincial and federal government to be dumping their problem citizens from elsewhere?
It all depends on what kind of future the city wants for its downtown and I think a RCMP station at Victoria and 4th is a massive strategic long-term error. Plus if the downtown ever did develop further we might have future generations pointing their finger at us saying that was the time when it was possible because everything was inline to build an urban park this city could be proud of, but we built a RCMP station instead. Some might say why not build them both in the same location. And to that I have to say it would destroy the aesthetics of a park as well as be a huge problem for civic demonstrations if that is what a park like that is intended for when the police are towering over any potential civic rally intimidating free speech just by their very location.
My hope is that others will see the merits of this argument and take up the cause as their own cause, because I don’t think it will be me that would be able to do it on my own. But a lot of people that think the current plan for the RCMP location is a mistake might just be able to stop it before it happens and allow the next civic election in three months to decide this monumental strategic decision for the future of any downtown revitalization plan and RCMP building location.
Time Will Tell