Why is the City interested in preparing this land for development now? Why not leave it as open space?
The City has a limited supply of vacant land, and land that sits vacant does not benefit anyone. New development creates new jobs and new revenue that can be used to fund services and social programs. New development also creates new opportunities for community amenities like public art and green space. Council is committed to cleaning up the environmental contamination at this site and developing it in a sustainable way to make a positive contribution to our city.
If this is public land, why is it not being developed for public use?
Public use has been identified as a key consideration for the Dockside lands. Developing this land exclusively for public use, however, is not financially viable. In order to maximize the full potential of this important site-a site that is a gateway to both the working harbour and the Victoria West neighbourhood-the City needs investment capital and guaranteed revenue. Public benefits will be an important criteria in evaluating development proposals.
The City has tried to develop this land before-what's different this time?
City staff have completed an extensive review of the Dockside lands to ensure that Council has up-to-date information about the opportunities and constraints of developing this site. We have done our homework, which has confirmed viable development options exist for the site.
How much will remediation cost?
The most expensive remediation option (i.e. remove all contaminated soil), if done on the four sites that comprise Dockside, could cost up to $12.7 million. The cost of cleaning up the land will depend on the method of remediation chosen. Excavation (i.e. "dig and dump") and risk management (i.e. on-site containment) are both safe and effective methods of dealing with environmental contamination under Provincial law. Land use and market demand will be important considerations when selecting the remediation method.
What uses are you considering at this site?
The existing base use of light industrial is consistent with the City's Official Community Plan, the Victoria West Neighbourhood Plan and the Harbour Plan. An adequate supply of industrial land is crucial to community sustainability. Other uses being considered include tourism/leisure and live/work to potentially enhance land and community value. Before any decisions are made, Council wants to hear public input on these and other possible uses. In evaluating alternative uses, Council will be reviewing proposals and business plans to ensure the development is financially viable (i.e. minimum break-even requirement) for the City, incorporates environmental design and includes community amenities.
What opportunities will there be for public input? Will the consultation process be totally transparent?
Council will be appointing an Advisory Committee in January. This committee will oversee a full public consultation which will include open houses and meetings with stakeholder groups. Feedback from this process will be considered by Council before they approve the final development concept. The information collected by staff to date, including the results of the environmental, geotechnical, market demand and financial reviews, is available through the Public Service Counter at City Hall and through the City's website at www.victoria.ca (just look for the "What's New" link).
What will be the impact of this development on the adjacent neighbourhood?
Any new development activity is going to impact adjacent neighbourhoods. These impacts, and mitigation options, will be thoroughly investigated over the coming months in consultation with affected stakeholders, including adjacent landowners and neighbourhood associations. The alternative is to do nothing, conduct no environmental remediation and realize no new benefits for our community.
How will this project benefit Victoria?
Development of the Dockside lands will generate new jobs and a new image for the west side of the harbour as the existing "brownfield" site is remediated and put into productive use. And new tax revenue will create new opportunities to invest in our community.
How long will it take before a development concept is approved?
Following consultation with the community, staff expects to present a development concept to Council for final approval in September 2003. Once approved, this concept will be marketed to the development community.
