Like The Waterfront Vancouver development along the Columbia River, a rejuvenated Tower Mall site along Mill Plain Boulevard could someday be viewed as a linchpin in a modern, vibrant, thriving city.
The Vancouver Planning Commission last week approved a proposal for The Heights District, mostly bordered by Mill Plain, MacArthur Boulevard and Andresen Road. The designs, as explained in The Columbian, are ambitious: “The Heights District Plan would turn 205 acres into a mixed-use development, modeled as a kind of secondary downtown where people could live and work.” With a combination of multifamily residential units and street-level retail outlets, along with walking trails and green spaces, the proposal reflects modern thinking that helps make urban areas more desirable and more livable.
In other words, the idea looks to the future rather than clinging to outdated definitions of an American city. High-density housing, access to mass transit and a mix of housing, shopping and recreational opportunities are creating self-supporting neighborhoods that are reconfiguring urban regions and catering to the desires of a growing number of residents.
Of course, those desires are not unanimous, and the project represents a clash between established neighborhoods and a vision for the future. Some local residents have met to discuss opposition to The Heights plan, expressing concern about zoning regulations and the impact on local home values.
Opposition is understandable. Big changes near an established neighborhood can be difficult, and it is essential that city officials listen to residents and mitigate concerns as effectively as possible.
Among those concerns was the inclusion of some areas that jut beyond the basic footprint of the Heights District — such as a parcel south of MacArthur Boulevard that includes Vancouver Heights United Methodist Church. An Environmental Impact Statement released Jan. 22 would create a new zoning designation — Heights Mixed Use — and require any renovations to meet new zoning regulations.
On Tuesday, the planning commission approved a revised proposal that says parcels beyond the borders of Mill Plain, MacArthur and Andresen must opt-in in order to be included in the plan. This is a reasonable change that ideally will balance the needs of nearby neighbors and new development.
Another concern is zoning changes that will allow for buildings up to 80 feet tall. This is a significant change from current limits of 35 feet for neighborhood construction and 50 feet for commercial structures, but it is the reality of living in a growing city. Allowing for taller buildings is necessary to attract developers willing to invest in a revamped area.
Meanwhile, questions remain about traffic in the area. An increase in residential units would stress the nearby interchange between Highway 14 and Lieser Road, which is ill-equipped to handle additional traffic.
While city council members must consider these issues and listen to the concerns of residents, they also must remain focused on the future. Vancouver officials purchased the long-neglected site of the former Tower Mall in 2017, and the proposal reflects the realization of their vision for the area.
Aging or abandoned shopping malls serve as relics of a bygone age and have been the scourge of many a city. Vancouver has adopted a forward-thinking approach for rejuvenating an obsolete sector of the city and for helping it reach its potential.
With proper planning and appropriate foresight, the area can help create the Vancouver of the future.
