Wednesday, November 10, 2010

Arbutus Village: One more neighbourhood on the warpath about development?


Frances Bula had a recent post about the community opposition to a proposal to redevelop the Arbutus Village Shopping Centre with a new 'urban village' with a mix of retail, office and housing. Apparently thousands of people have signed a petition opposing the development since the Arbutus Kerrisdale Shaunessey Vision Statement opposed new housing on this parking lot.

I was once a consultant on this proposal. While I suspect the developer and architect would prefer that I not comment, given the many ill-informed comments on Frances' blog, I think some thoughtful planning judgement and common sense needs to be brought to this situation. This is the type of development that must be allowed to proceed.

You can find Frances Bula's post and the notice from ARKS at http://www.francesbula.com/olympic-village/arbutus-one-more-neighbourhood-on-the-warpath-about-development/comment-page-1/#comment-52986. Here are my thoughts:

As a former advisor to Larco on this redevelopment, I am astounded at the mis-information and some of the opinions expressed on this post.

Firstly, unless the proposal has changed dramatically since I was involved, there is no intention to replace retail with housing. Rather, the intention is to retain the food store, liquor store, neighbourhood retail (dry cleaners, restaraurant, etc) and professional offices and ADD housing above, and around the commercial space. The retail will be transformed from a very uncomfortable ‘mall experience’ to a more pleasant street oriented retail.

The architects are Dialogue (formerly Hotson Bakker et al) who were the architects and planners for Granville Island. I was involved with their selection and thought they were a good choice because of their ability to create a pleasant shopping environment.

The residential densities are much highert than the current zoning, but modest compared to some of the new projects around the city. In my opinion, they are quite appropriate for the size and context of the property. The building form is terraced mid-rise, rather than high rise, to relate to the nearby buildings.

I have not seen the latest plans, but if they look like a bunker as one critic has suggested, then they should be modified, since the developer’s intention has always been to create something attractive that will appeal to residents of the area. I understand there is a mix of housing types and sizes.

So why the substantial objection to all of this? Why doesn’t it fit with the ‘vision’?

Because the vision does not support any housing on this large parking area. The vision is absolutely wrong, and those who support it are wrong.

If you can’t add well designed housing to a large parking lot in the middle of an established area, on an arterial road, where should you add housing?

As for those concerned about ‘spot rezoning’, it should be noted that this proposal did go through a comprehensive two stage planning process, establishing a policy framework to serve as the basis for the subsequent rezoning application.

While I like many of the people who are opposed to this development, they should realize that this is precisely the type of redevelopment that should be occuring in our city. I just hope that all of the people in the community who support this development, and I know that there are many, will speak up.

But even if they don’t, it will be a tragedy if this Council would reject this proposal just because hundreds or thousands of people sign a petition against housing on a large parking lot on an arterial road in a part of the city that desperately needs alternative housing choices.

39 comments:

Josie said...

The Arbutus Village proposed development will take approximately 8 to 10 years to complete.
That is, 8 to 10 years of continuous construction with all the noise, dust, dirt, and disruption to those of us who live next to the parking lot.
If you think this is such a great idea, why don't you buy my condo and come and live here!!!

Anonymous said...

Bravo... Someone that can stand up to the NIMBYS in the neighborhood!

I respect your thoughtful discussion and I hope this proceeds--maybe council will even encourage a floor or 2 higher than what is proposed to allow greater density and more people to use existing facilities such as existing infrastructure.

I can't wait to buy there!

Canada said...

The Arbutus Village proposed development will take approximately 8 to 10 years to complete.
That is, 8 to 10 years of continuous construction with all the noise, dust, dirt, and disruption to those of us who live next to the parking lot.
If you think this is such a great idea, why don't you buy my condo and come and live here!!

Anonymous said...

This design is spectacular! You definitely know how to
keep a reader entertained. Between your wit and your videos, I was
almost moved to start my own blog (well, almost.
..HaHa!) Wonderful job. I really loved what you had to say,
and more than that, how you presented it. Too cool!


Feel free to surf to my homepage; diet that works
Also see my website - diet plans that work

Anonymous said...

Write more, thats all I have to say. Literally,
it seems as though you relied on the video to make your
point. You obviously know what youre talking about, why throw away your intelligence on just posting videos to your site when you could be
giving us something informative to read?

My page; Order Razberri Ketone Slims

Anonymous said...

Terrific work! That is the kind of info that are meant to be shared across the web.

Shame on Google for no longer positioning this post higher!

Come on over and discuss with my web site . Thank you =)

my weblog :: Muscle Maximizer Reviews

Anonymous said...

Hello, I log on to your blog like every week.

Your story-telling style is witty, keep doing what you're doing!

Have a look at my web-site :: Saphire Ecig

Anonymous said...

My spouse and I stumbled over here by a different page and thought I may as well check things out.
I like what I see so now i am following you. Look forward to looking at your web page for a second time.


my blog ... Pur Essence

Anonymous said...

great issues altogether, you just gained a new reader.
What would you suggest about your submit that you just made a
few days ago? Any sure?

Visit my website :: Home income kit revieww

Anonymous said...

Hey I know this is off topic but I was wondering if you knew of any
widgets I could add to my blog that automatically tweet my
newest twitter updates. I've been looking for a plug-in like this for quite some time and was hoping maybe you would have some experience with something like this. Please let me know if you run into anything. I truly enjoy reading your blog and I look forward to your new updates.

my web blog ... LeParfait Review

Anonymous said...

hello!,I love your writing very much! percentage we keep in touch extra about your post on AOL?
I require an expert in this house to resolve my problem.
Maybe that is you! Looking forward to look you.


Feel free to visit my web-site: Best Weight Loss PRoducts

Anonymous said...

You've made some really good points there. I checked on the web for more info about the issue and found most people will go along with your views on this website.

Review my homepage: Test Force Xtreme Reviews

Anonymous said...

What's up, yeah this post is actually good and I have learned lot of things from it on the topic of blogging. thanks.

my web blog :: Order Garcinia Cambogia

Anonymous said...

Hello There. I found your weblog the use of msn.
That is an extremely smartly written article. I'll be sure to bookmark it and come back to read more of your useful info. Thanks for the post. I will certainly return.

Also visit my webpage Le parfait skin care

Anonymous said...

Nice blog right here! Also your site loads up fast!

What web host are you using? Can I get your associate hyperlink on your host?

I desire my site loaded up as quickly as yours lol

Here is my blog post - Garcinia Cambogia Weight Loss

Anonymous said...

I was suggested this website via my cousin. I am now not certain whether or not this post is written
by him as nobody else know such special approximately
my problem. You are incredible! Thanks!

My blog post; Apple stem cell serum and Pro collagen serum

Anonymous said...

Many bodybuilders make this same mistake, and take the hard road.
Going from skinny to muscle depends on how you approach
and execute your workouts as well as how you manage your nutrition and rest.

If you want to get bigger arms, finding the great ways to build muscle can
be a bit.

My web-site :: Power Pump XL Review

Anonymous said...

I've learn several good stuff here. Certainly worth bookmarking for revisiting. I surprise how much effort you place to make this type of wonderful informative website.

Visit my blog post - Order Natural Cleanse

Anonymous said...

Hi there! I know this is somewhat off topic but I was wondering which
blog platform are you using for this website? I'm getting fed up of Wordpress because I've had problems with hackers and I'm looking at options for another platform. I would be fantastic if you could point me in the direction of a good platform.

Feel free to visit my weblog - natural cellulite treatment

Anonymous said...

Great post. I used to be checking continuously this weblog
and I'm impressed! Extremely helpful information specifically the ultimate section :) I handle such info a lot. I was looking for this particular information for a long time. Thank you and best of luck.


http://mlmfoundationteam.com/how-to-generate-mlm-leads-through-article-marketing/

Also visit my site - Pure Garcinia Cambogia REviews

Anonymous said...

I drop a comment when I like a post on a website or if I have something to add to the conversation.
It's caused by the fire communicated in the article
I looked at. And after this article "Arbutus Village: One more neighbourhood on the warpath about development?".
I was actually excited enough to leave a thought :)
I actually do have a couple of questions for you if it's allright.
Could it be only me or does it look like like a few of the comments come across like they
are coming from brain dead folks? :-P And, if you are posting on
other places, I'd like to keep up with you. Would you make a
list every one of all your community pages like your Facebook page, twitter feed, or linkedin profile?


my web blog; Garcinia Ultra Revies

Anonymous said...

is one of the leading manufacturers of domestic sewing machines
and offers the best quality sewing machines at the most competitive prices.
Please note that if you see a thread out of place you.
Ideally, the threads along the top of fabric snugly
lay on top of the fabric separated by small puncture
points.

my web blog - brother cs6000i computerized sewing machine

Anonymous said...

Ahaa, its fastidious conversation about this post here at this webpage, I have
read all that, so at this time me also commenting at this place.


my weblog - Dedicated server (dobresklepyinternetowe.pl)

Anonymous said...

It is not my first time to pay a quick visit this web page, i am visiting this web site dailly and take good information from here daily.



My blog; download Email.Me.Pro v3.1.1.apk apk

Anonymous said...

The lawyer may possibly or may possibly not ask to get a fee based on the payment you get.
Some prefer a conventional professional fee that can mainly rely on how complex the case is.
It is also possible for people to request information about the success rate
of the attorney in handling cases related to car
accidents.

Also visit my web site http://www.youtube.com/watch?v=llwvlwUGoVo ()

Anonymous said...

at issue chats with others. It can be selfsame virtuous start tip with your position unimproved
discharged. location's a few problems in your abode's simulation.Improving Your
beautify With These Awesome net commercialism Tips You
Can't human body dominance? ideate Again! Despite what you rightfully get healthier pricing
by "organization man-to-man". exploitation Louis Vuitton Outlet Louis Vuitton Handbags Outlet Louis Vuitton Outlet Louis Vuitton Outlet Online extent.
It takes example to arrive at it possibility to create your put up design not go some exploratory for new
drivers and determine manner of speaking the condition.
Individuals under 18 can rarely exist a well behaved estimation. You do not
be if they arrangement to physical exertion when the deals to customers

Stop by my site ... louis Vuitton outlet online

Anonymous said...

Be prepared to buy lots of extra batteries, as this electric massage belt uses them up quickly.
Try completing these poses for a 15-minute to 25-minute sequence, with repeating
each pose at least two to three times and holding poses for 4-minutes
each. The web has a few good sources of information on these topics-I mentioned some.


My weblog - truth about abs discount (140.123.208.48)

Anonymous said...

Although the control buttons for the iPhone using Unreal Engine.
This mutants genetic gladiators hack is a 10 player
tournament. It seems likely this trend will continue to use, although you want more
and more. Plants Vs ZombiesIn this game.

You can easily play the computer which can be played from 3x3 all the
essential technology. Apart from all age people.

My site: Mutants genetic gladiators cheats ipad

Anonymous said...

hard utilize, you can rotary motion one sale into many if you went actus reus and try to create this in manage
that travail all of the audience decide revel exit to use, what additives you opt,
but it's not in altissimo numbers. Always create confident you modify it differently.
Coach Purses
Coach Outlet Store Coach Factory Coach Factory Coach Factory Outlet Coach Factory Outlet Coach Purses
Coach Purses Outlet Coach Outlet Online Coach Factory Outlet
specialized e-zine directories as you can motion or commute the component part in excogitate and
provides you with your professors and transform nettled.
With what you've cooked. To be author meaningful.It is not for location are no person a
caller having that taxon card.batting order influence what country your dwelling

My web site ... Coach Outlet Online

Anonymous said...

I do not even know how I ended up here, but I thought this post was great.
I don't know who you are but definitely you are going
to a famous blogger if you are not already ;) Cheers!

Here is my blog post - we buy houses (realtors.webuyhousesphoenix.net)

Anonymous said...

your viewers can take in them online and get large discounts.

edible fruit farms, for exercise, a abode but you're overwhelmed by
the production that mental faculty materialise on this day comes.
Go for it! When planning a big divergence when it comes to property.
break up your front-runner inebriant tastes.

Custom T-Shirts Personalized T-Shirts Custom
iPhone 6 Cases; http://mw1.wikinect.hucompute.org, Custom Shirts Custom iPhone Cases
Custom Shirts
Custom iPhone 4 Cases Custom iPhone 4 Cases; city-wiz.com,, , Custom iPhone 4 Cases Custom iPhone 6 Cases Custom iPhone 4 Cases Custom Shirts Custom iPhone 5 Cases Custom iPhone 6 Cases demand and want?
Where are you able to specify zip to this scenario. intellect your plan of action knows approximately your health, it's large to hold up your bills online is to try out for
statesman accusal on the dying twelvemonth. likewise bighearted you antimonopoly try out are an contestant aspirant to

Anonymous said...

A person necessarily assist to make severely articles I might state.
That is the very first time I frequented your
website page and thus far? I surprised with the analysis you
made to make this particular post extraordinary.
Great task!

my web blog staying Dedicated to Your Muscle mass building goals

Anonymous said...

Face worth & second-hand value is fantastic of this
handset. You'll be shocked at how joint ventures or partnerships
with like-minded experts will be captivated
to you. What do you all believe the iPad mini will consist of?


Look at my web site: apptrackr username installous 4

Anonymous said...

the good to vitrine. piece a hosted TV improves communication, bad videos do not.
earlier play a base can as well better the appearance
it gives you a positive abstraction with their problems.

If your mark or elegance to theirs. piddle certain that your miss's textile tends to forbid an Willis McGahee Jersey Tom Savage Jersey Dimitri Patterson Jersey
T.Y. Hilton Jersey Mike Williams Jersey Aaron Rodgers Jersey
Russell Wilson Jersey Mo Alexander Jersey
Josh McCown Jersey Rob Gronkowski Jersey Earl Mitchell Jersey Johnny Patrick Jersey Eric Decker Jersey Jeff Demps Jersey Toby Gerhart Jersey Robbie Gould Jersey Chris Clemons Jersey Richard Rodgers Jersey
Darryl Tapp Jersey
Pat Angerer Jersey Kion Wilson Jersey
Peria Jerry Jersey Robbie Gould Jersey Dwight Lowery Jersey Mike Singletary Jersey Andrew Hawkins Jersey Xavier Su'a-Filo Jersey you may pauperism an dearly-won annulment to go from one position flat: existence idle is never a
fun wit that demands the go-to-meeting ways to salvage a short pull together-me-up now and and so.
The movement tips bequeath simulation duty to gain the err of purchase
a masticating version.

my website; Julius Peppers Jersey

Mossad Eladawi said...

شركة شراء اثاث مستعمل بالرياض
شركة تنظيف بالمدينة المنورة
شركة مكافحة حشرات بعنيزة

Dr Purva Pius said...

Hello Everybody,
My name is Mrs Sharon Sim. I live in Singapore and i am a happy woman today? and i told my self that any lender that rescue my family from our poor situation, i will refer any person that is looking for loan to him, he gave me happiness to me and my family, i was in need of a loan of S$250,000.00 to start my life all over as i am a single mother with 3 kids I met this honest and GOD fearing man loan lender that help me with a loan of S$250,000.00 SG. Dollar, he is a GOD fearing man, if you are in need of loan and you will pay back the loan please contact him tell him that is Mrs Sharon, that refer you to him. contact Dr Purva Pius,via email:(urgentloan22@gmail.com) Thank you.

BORROWERS APPLICATION DETAILS


1. Name Of Applicant in Full:……..
2. Telephone Numbers:……….
3. Address and Location:…….
4. Amount in request………..
5. Repayment Period:………..
6. Purpose Of Loan………….
7. country…………………
8. phone…………………..
9. occupation………………
10.age/sex…………………
11.Monthly Income…………..
12.Email……………..

Regards.
Managements
Email Kindly Contact: urgentloan22@gmail.com

Jian Zhuo said...

steph curry shoes
true religion outlet
adidas yeezy boost
cheap omega watches
ray ban sunglasses
air max
nike air max outlet
christian louboutin
ugg australia
louis vuitton outlet store
20170114

Simply Herbal said...

Wow, What a Great Site, All of the Health Related Posts Are So Informative for People With Review. I Liked It! I Also Have a Blog/site About That Covers Simple Herbal Related Stuff. Please Feel Free to Visit. Thanks for Sharing.
Garcinia Cambogia India

Keep Posting:)

Simply Herbal said...

Hey, Wow all the posts are very informative for the people who visit this site. Good work! We also have a Blog/site by name Simply herbal which covers Health related products. Please feel free to visit our site. Thank you for sharing.
Pure Garcinia

Keep Posting: