琉璃神社 council has voted in favour of a sweeping redevelopment plan that will dramatically reshape the Harvey Avenue and Burtch Road area.

In a 5鈥�4 decision Monday (May 12), council endorsed a proposal that includes seven new buildings ranging from six to potentially 39 storeys, bringing approximately 1,700 residential units to the site. The tallest towers would front Harvey Avenue, stepping down in height toward Burtch Road.

Some councillors voiced concern over the scale and density.

Coun. Ron Cannan argued that buildings between 12 and 18 storeys would be more appropriate.

鈥淭he number of people in this location is too dense and [the buildings] too tall for Burtch Road,鈥� he said. 鈥淚鈥檇 kindly ask the developer to revisit the height and density.鈥�

Coun. Gord Lovegrove agreed, but added that he could support slightly higher towers.

鈥淚 would go a little bit higher than you actually, with the base of 26 to be consistent with Landmark,鈥� he said. 鈥淗ow can we say no if we've already got it in the neighbourhood? But I just don't see 39 storeys.鈥�

The proposal includes a mix of residential, office, and retail space, and a staff report stated the height and density align with the Capri-Landmark Urban Centre Plan.

Coun. Loyal Wooldridge supported the plan, citing its location near Parkinson Recreation Centre and the highway.

鈥淲hat I do like about this plan is moving that height further away from the lake, buffering the highway with some taller buildings,鈥� he said. 鈥淔or me, it鈥檚 suitable density.鈥�

Coun. Rick Webber agreed鈥攗p to a point.

鈥淪even buildings of six to 26 stories in that area, the same as the Capri Landmark, seems perfectly fine to me. But 36 to 39 out there in that area, that鈥檚 just too much for me.鈥�

Coun. Luke Stack expressed concern that a planned High Street and park space would be accessible via covenant, not dedicated city land.

"And once the people take ownership of their building, they decide they don't want the public in their backyard, they don't want bicycles going through their neighbourhood. They don't want people driving in there to park their cars. That's a huge concern for me."

Stack said he would "reluctantly support" the development.

"But I want to be on record that covenants will not probably swing me for further support.鈥�

The plan includes public benefits such as potential affordable housing, contributions to the Housing Opportunities Reserve Fund, off-site infrastructure, and on-site amenities like childcare or community facilities. These will be negotiated during the rezoning process.

Amendments to the Official Community Plan are required before the development can proceed, which triggers a public hearing鈥攁 date for which has not yet been set.

Voting against the plan were Councillors Cannan, Webber, Lovegrove, and Charlie Hodge. Supporting the motion were Councillors Wooldridge, Stack, Maxine DeHart, Mohini Singh, and Mayor Tom Dyas.