Thursday, May 12, 2011

Hollyburn Mews: A surprisingly significant undertaking


A number of people have expressed surprise at my enthusiasm in pursuing a rezoning in West Vancouver for what is a relatively small and modest undertaking, especially when compared to SFU's UniverCity or Bayshore in Coal Harbour. In response, I like to point out that in its own way, this could be an equally significant planning accomplishment. It is, after all, the first project of its kind in West Vancouver, and to the best of my knowledge, the first project of its kind anywhere in Metro...that's right.

By way of background, I have been interested in alternative forms of 'Compact Housing' dating back to the mid-seventies when I was an architect/planner in the CMHC Vancouver Office. At the time, the GVRD (as it was then called) and CMHC undertook a study exploring a variety of ways of gently increasing density in established neighbourhoods. My interest in the subject subsequently led to my participation in a national CMHC study called "Sensitive Infill", undertaken by Peter Barnard & Associates of Toronto. One of the ideas it explored was laneway housing, which only recently has been approved in Vancouver and other Metro municipalities.

In the ensuing years, there have been examples of larger lots being redeveloped with three or four townhouses. There have also been examples of laneway units or coach houses being added to properties containing existing houses that have been converted into two units. We have witnessed larger houses being converted into three smaller units, and new triplexes being built on larger lots.

However, to the best of my knowledge, no one has successfully rezoned a single family lot in an established neighbourhod and replace the older house with three units comprising a duplex and a coach house. This is the essence of Hollyburn Mews, which will result in nine such units on three contiguous lots.

What is also significant is that at 0.61, the resulting FSR or density is comparable to that of single family zoning in many Metro municipalities. In other words, this could be a model for new 'infill development' in many single family neighbourhoods with back lanes, or on corner lots, with little if any increase in density.

This past Tuesday night a neighbourhood Public Information Meeting was held to review the latest plans for Hollyburn Mews. While I had no idea how many people might turn up, I was delighted to meet approximately 35 West Vancouver residents, many of whom were viewing the proposals for the first time. Of those in attendance, I can say that 33 were generally in full support. However, one resident was concerned about parking impacts on the neighbourhood, and another was concerned that West Vancouver's proposal to amend the Official Community Plan for the entire block within which the three lots are located might be 'the thin edge of the wedge'.

More specifically, she was concerned that this could lead to the blanket rezoning of the surrounding area. She is not alone in this concern. Over the many years during which the redevelopment of these properties has been discussed, many Ambleside and Dundarave residents have expressed similar concerns. ADRA, a local residents' association has been particularly vocal about the inappropriateness of the introduction of new housing forms such as duplexes and coach houses which might significantly alter the character of their neighbourhoods.

While one resident quibbed that he hoped this was the 'thin edge of the wedge' since many West Vancouver residents are looking for smaller homes in the area, District planners have been careful to point out that if these applications are approved, they intend to monitor new developments very carefully to ensure that they are in keeping with the neighbourhood character, while providing much needed housing choices.

My personal view is that the times are changing. And so is the demographic makeup of the area. In fact, I was pleased to discover that many of those in attendance, including a few architects, were there not only to see what might be built, but to explore whether this might be the type of housing they would choose to move into one day. And why not. The architectural plans by Formwerks and Jane Durante's lush informal garden designs should result in a most appealing and liveable development.

If you are interested in learning more about the Hollyburn Mews proposals, you will find a link to the West Vancouver website here. http://www.westvancouver.ca/uploadedFiles/Your_Government/Agendas_and_Minutes/2011/April/11apr18-12.PDF If you agree this is a worthwhile initiative, you can write to the Mayor and Council at mayorandcouncil@westvancouver.ca or attend the Public Hearing on Monday May 16 at 7 pm in the West Van Council Chamber. I am expecting the discussion to be stimulating, and look forward to the approval of a project that will both benefit West Vancouver residents and help me realize my longstanding interest in 'sensitive infill' development.

80 comments:

Cameron said...

3 units is certainly attainable. I did it with my own property. The difference between Hollyburn Mews and my own project is I don't have a lane way house but, rather, a suite in one side of the duplex. There was initial resistance by some on council, but we eventually got the permission to proceed.

I hope that your application is successful because we need to see more of these housing options.

Stuart said...

A terrific idea whose time has come. I think about areas in the city where the population is aging and many may want to down-size but not leave their neighbourhood. West-side neighbourhoods like Dunbar and Kerrisdale come to mind. I am sure other areas of the city would benefit from this as well. Good luck with this project Michael.

David said...

The freedom that small brings is extraordinary, west vancouver has been a leader in so many quality of life matters...why should it stop now.

Yuri Artibise said...

Great idea! Not only for an aging population, but also young professionals, who want to live in established neighborhoods, but do not want or need the costs and upkeep associated with larger homes.

Bert Morelos Development and Design Consultant said...

This is a good solution to our housing crisis. I would prefer this solution than seeing those "monster houses" Also, it makes our lane more attractive and livable rather than seeing these garages. It makes you feel secure walking in those lane especially at night knowing that there are units with front doors and lit on the lane side. I hope your project will pass and good luck!

Bill McCreery said...

Congratulations Michael. I particularly like the linked entry pathways and the setback from the lane, as well as keeping the high massing away from the side yards in the mews structures. I see lessons for Vancouver here.

Your reference to the GVRD... exploring a variety of ways of gently increasing density reminds me of my own Cherry West project at 1st and MacDonald which was selected as a GVRD “Infill Demonstration Project”. It's still one of the finest examples of the genre today. I also received a Canadian Architect Design Award for a single family zero-lot-line project in Victoria, 1800 to 2200 sf homes on 33’x69’ lots which achieved a density of 11.4 upa. There’s lots of alternatives out there. Hopefully we’re finally getting to the point where the marketplace will accept them.

Michael Kluckner said...

Michael, I think you're on the right track with the proviso that in some neighbourhoods for some builders it will be an incentive to clear a lot of a worthwhile house and obtain the economies inherent in working on a blank slate. If we are truly green and truly interested in sustainability and neighbourhood character we will make the distinction between density (more pavement, people, cars) and a more holistic solution: e.g. a new house's energy efficiencies take 40 years to pay off, a mix of housing types and ages add to a city's character, more people with the same old lifestyles just means crowding, and so on. In East Van where I live, there is already that kind of mix of residences, at those densities, jammed into the existing building form. The streets are lined with parked cars, garages are full of the overflow of junk from the houses, and it's mainly the poor people who walk and take transit.
--Michael Kluckner

Kim Little said...

Michael, This project has plenty of supporters here. We have little cottages being mowed down for monster homes everywhere but where are we all to downsize if we want to stay in West Van? We need this kind of sensitive developement and not the giant high rise condos. As a local Real Estate agent here, I know many of my collegues feel the same. Best of luck!!
Kim Little

Stuart said...

A great initiative Michael. I look at it as a pilot project for the region. Many people in Vancouver and elsewhere want to down-size but stay in their neighbourhoods. Young people need starter homes (remember them?) Change is often difficult and scary. I hope WV council has the courage to allow this to go ahead.

Michael Geller said...

thanks to all of you who have taken time to share your thoughts about this undertaking. It returns to Council on June 6th..,

the issue now is what is a reasonable Community Amenity Contribution, based on 'land lift' and why was there so much disparity between the various numbers prepared by Burgess Cawley Sullivan? I'll keep you apprised of the results!

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