On a night when the Canucks lost 8-1, Hollyburn Mews won 4-3 at West Vancouver Council. While I was disappointed it was not a unanimous vote in favour, I am very appreciative to Mayor Pamela Goldsmith-Jones, and Cllrs Michael Evison, Trish Panz and Shannon Walker (in alphabetical order) for their eloquent words and supporting votes.
To Cllrs Michael Lewis, Michael Smith and Bill Soprovitch, I again pledge to do what I can to create a beautiful development that will ultimately meet with a wide level of community support. Hopefully this will lead to other future examples of 'gentle densification' in appropriate locations around the District.
While I was surprised by the words of some of the people who spoke or wrote in opposition, it was very heartwarming to hear many of the people who came out in support. While I knew a few of them, most were unknown to me. Indeed, when many got up to speak, I tried to guess whether they would be in favour or opposed. Often I was wrong!
There were a few notable surprises last night. I must call out the 25 year UBC Law Professor who tried to convince Council that it was improper and perhaps illegal to be amending the Official Community Plan, as being requested to do. That's right. Speaking as if he was addressing a judge and jury, he talked about the sanctity of an OCP and how in his respectful opinion, Council did not have the authority to do what it was being asked to do....or something to this effect. I'll have to check the meeting tape to get this right, but all I could think of was I hoped this fellow was not teaching students at the UBC School of Community and Regional Planning.
The fact is, he was talking nonsense. Of course a municipal council has the authority to amend an OCP following certain appropriate procedures, and that was exactly what was happening.
He was not the only lawyer to oppose the project. At the previous night of Public Hearing, a letter from high profile lawyer Bill Baradino was read into the record. He too talked about the sanctity of the OCP and why it should not be altered without consent from the entire municipality.
There were two other surprising presentations. One was from a former senior officer of Intrawest who questioned whether adequate research had been done to verify there was a market for the proposed development. That's right! I mean, we're talking about nine smaller homes...1150 to 1625 square feet plus basements, two houses away from the Seniors' Centre; a block off Marine Drive; close to transit, shopping, parks...and he's urging Council not to approve the project since there's no proven market. (I'm not making this up.)
Nor am I making up the letter of opposition from a prominent West Vancouver businessman named Jim Pattison. Now, before I make too much of this, I need to confirm that it is from the same Jim Pattison who has delighted West Vancouver residents with his impressive display of Xmas lights, and is one of the most successful businessmen in Canada. But if it is, I need to find out why he would ever write such a letter! After all, how often does Jimmy Pattison oppose an OCP Amendment to permit a nine unit rezoning?
Council approved two different things...an OCP Amendment for the entire block; and a rezoning for the three lots upon which I was proposing to put six duplex units and three coach house units...all for sale. Those councillors voicing support noted that there has been very considerable discussion for decades in the community about the need for alternative housing choices. They expressed concern over the divisions in community opinion, as evidenced by the more than 150 pieces of correspondence, and many speakers in support and opposition. However, they spoke in favour of 'staying the course', both to provide new housing choices, and to create an 'on the ground' demonstration that will allow the community to assess one such approach.
Those councillors in opposition noted this had been a very divisive project and worried about the precedent that its approval might set. One wondered whether such decisions are best settled by referendum, rather than a vote of Council.
While voting against the proposal, the dissenting Councillors were oftentimes complimentary about the proposal before them. Councillor Smith noted he was "reluctantly voting against it, despite Mr. Geller's innovation and creativity". Councillor Soprovitch urged me to direct my extensive planning expertise towards a District-wide review of the opportunities afforded by all single family neighbourhoods, rather than focus on just this one block.
In response I can say that I will be pleased to work with staff and Council to futher explore how best to introduce 'gentle densification' into West Vancouver. While I agree with Councillor Smith that it may be appropriate to complete and evaluate this project and others within the block before considering other similar propositions, I agree there is a need to develop a more comprehensive, longer term plan that identifies which single family neighbourhoods might be first allowed to change over time.
This of course is not just a West Vancouver challenge. This is something that also needs to happen in Vancouver and other municipalities.
But for now, I will focus on Hollyburn Mews. I need to complete the working drawings, bank financing, contractor selection, and arrangements with West Vancouver to allow this development to proceed by September. I have already started to assemble a list of potential purchasers, and will continue to do so.
A few final thoughts.
Firstly, thanks to everyone who came out to speak or took the time to write a letter in support. Thanks also to my friends and colleagues who offered good advice on what to say and do, and not do. Thanks to the District staff who have been unbelievably diligent and careful to ensure that everything was done right.
In a previous post I noted that while this is a very small project, especially when compared with others with which I have been involved, and the projects many of my colleagues are undertaking, it is quite significant, especially within the context of West Vancouver. Last night it was noted that of 17 different proposals for 'infill development', only one single house proposal is still alive. Hollyburn Mews is the very first approval of its kind in West Vancouver, and to the best of my knowledge, the first infill proposal to replace an older home with a duplex and laneway coach house for sale anywhere in Metro. As I told the Council last night, I know a lot of eyes will be following this project, and that is part of its appeal for me. I promise to do what I can to make it a success.
To Cllrs Michael Lewis, Michael Smith and Bill Soprovitch, I again pledge to do what I can to create a beautiful development that will ultimately meet with a wide level of community support. Hopefully this will lead to other future examples of 'gentle densification' in appropriate locations around the District.
While I was surprised by the words of some of the people who spoke or wrote in opposition, it was very heartwarming to hear many of the people who came out in support. While I knew a few of them, most were unknown to me. Indeed, when many got up to speak, I tried to guess whether they would be in favour or opposed. Often I was wrong!
There were a few notable surprises last night. I must call out the 25 year UBC Law Professor who tried to convince Council that it was improper and perhaps illegal to be amending the Official Community Plan, as being requested to do. That's right. Speaking as if he was addressing a judge and jury, he talked about the sanctity of an OCP and how in his respectful opinion, Council did not have the authority to do what it was being asked to do....or something to this effect. I'll have to check the meeting tape to get this right, but all I could think of was I hoped this fellow was not teaching students at the UBC School of Community and Regional Planning.
The fact is, he was talking nonsense. Of course a municipal council has the authority to amend an OCP following certain appropriate procedures, and that was exactly what was happening.
He was not the only lawyer to oppose the project. At the previous night of Public Hearing, a letter from high profile lawyer Bill Baradino was read into the record. He too talked about the sanctity of the OCP and why it should not be altered without consent from the entire municipality.
There were two other surprising presentations. One was from a former senior officer of Intrawest who questioned whether adequate research had been done to verify there was a market for the proposed development. That's right! I mean, we're talking about nine smaller homes...1150 to 1625 square feet plus basements, two houses away from the Seniors' Centre; a block off Marine Drive; close to transit, shopping, parks...and he's urging Council not to approve the project since there's no proven market. (I'm not making this up.)
Nor am I making up the letter of opposition from a prominent West Vancouver businessman named Jim Pattison. Now, before I make too much of this, I need to confirm that it is from the same Jim Pattison who has delighted West Vancouver residents with his impressive display of Xmas lights, and is one of the most successful businessmen in Canada. But if it is, I need to find out why he would ever write such a letter! After all, how often does Jimmy Pattison oppose an OCP Amendment to permit a nine unit rezoning?
Council approved two different things...an OCP Amendment for the entire block; and a rezoning for the three lots upon which I was proposing to put six duplex units and three coach house units...all for sale. Those councillors voicing support noted that there has been very considerable discussion for decades in the community about the need for alternative housing choices. They expressed concern over the divisions in community opinion, as evidenced by the more than 150 pieces of correspondence, and many speakers in support and opposition. However, they spoke in favour of 'staying the course', both to provide new housing choices, and to create an 'on the ground' demonstration that will allow the community to assess one such approach.
Those councillors in opposition noted this had been a very divisive project and worried about the precedent that its approval might set. One wondered whether such decisions are best settled by referendum, rather than a vote of Council.
While voting against the proposal, the dissenting Councillors were oftentimes complimentary about the proposal before them. Councillor Smith noted he was "reluctantly voting against it, despite Mr. Geller's innovation and creativity". Councillor Soprovitch urged me to direct my extensive planning expertise towards a District-wide review of the opportunities afforded by all single family neighbourhoods, rather than focus on just this one block.
In response I can say that I will be pleased to work with staff and Council to futher explore how best to introduce 'gentle densification' into West Vancouver. While I agree with Councillor Smith that it may be appropriate to complete and evaluate this project and others within the block before considering other similar propositions, I agree there is a need to develop a more comprehensive, longer term plan that identifies which single family neighbourhoods might be first allowed to change over time.
This of course is not just a West Vancouver challenge. This is something that also needs to happen in Vancouver and other municipalities.
But for now, I will focus on Hollyburn Mews. I need to complete the working drawings, bank financing, contractor selection, and arrangements with West Vancouver to allow this development to proceed by September. I have already started to assemble a list of potential purchasers, and will continue to do so.
A few final thoughts.
Firstly, thanks to everyone who came out to speak or took the time to write a letter in support. Thanks also to my friends and colleagues who offered good advice on what to say and do, and not do. Thanks to the District staff who have been unbelievably diligent and careful to ensure that everything was done right.
In a previous post I noted that while this is a very small project, especially when compared with others with which I have been involved, and the projects many of my colleagues are undertaking, it is quite significant, especially within the context of West Vancouver. Last night it was noted that of 17 different proposals for 'infill development', only one single house proposal is still alive. Hollyburn Mews is the very first approval of its kind in West Vancouver, and to the best of my knowledge, the first infill proposal to replace an older home with a duplex and laneway coach house for sale anywhere in Metro. As I told the Council last night, I know a lot of eyes will be following this project, and that is part of its appeal for me. I promise to do what I can to make it a success.
11 comments:
Thanks to Joel and now Michael for persisting to finally get council to approve what will be a success. Thanks to council and staff for giving support and approval. The concept is simple. Space is fixed. Population is growing. There will be more people per square foot of land.
Congratulations Michael. Knowing something of West Van, I know what an accomplishment this is. You are to also be applauded for your interest in pursuing such an important notion as 'gentle densification'. If it is used correctly it can not only increase the housing options available in a given community, but also can help soften the transition from multi-family to single family densities. Both of these accomplishments will make more stable, sustainable and diverse neighbourhoods.
Michael: I can only assume you are still seething with anger at the utter incompetence and stupidity of both Council and the Planning department as you write your comments above. How many years and how much did you risk for only nine small units? What a joke! Your experience only reinforces why the development community avoids West Vancouver like the plague! The idea that you must pay $177,000 to West Vancouver is further reason why this situation is so sad. I am confident it will be your first and last project in West Van. I hope you break even.
Michael: I can only assume you are still seething with anger at the utter incompetence and stupidity of both Council and the Planning department as you write your comments above. How many years and how much did you risk for only nine small units? What a joke! Your experience only reinforces why the development community avoids West Vancouver like the plague! The idea that you must pay $177,000 to West Vancouver is further reason why this situation is so sad. I am confident it will be your first and last project in West Van. I hope you break even.
I am really upset at the fact my plans to put Save On store next to the Seniors Center has been undermined by the meddling of a person not affiliated with my corporation. Now seniors will have to walk much further than I'd hoped to eat. How dare counsel defy my wishes...my wishes... to feed the hungry. Don't they know who I am?
Jimmy
Congratulations to all those involved in bringing this long-overdue project forward, but particularly to Joel Slone, who was not mentioned in your blog. Without his vision and dogged determination over the past several years there would be no "Hollyburn Mews".
phil, you are right in pointing out that it was Joel Slone who initiated this project along with Mehrdad Rahbar six years ago, and stuck with it for five. I have of course recognized his involvement in previous posts on this blog...however, by his own choice, Joel did keep a pretty low profile through the public hearings.
I think it is safe to say that many of the people who came out to support the project did so because of Joel's prior involvement...along with the involvement of others owning properties in the block...Basil Davis, Susan Anderson and Wendy Duke to name just three who also stayed involved.
To anonymous, I will say that I am not seething with anger...at least not at Council or Staff, who really did their best to make this happen. There is one citizen who I feel went out of her way to generate opposition and fear...but life is too short to be angry too long.
I am still curious, however, to know why Jimmy Pattison, of all people, would write a letter of opposition...see the subsequent newspaper accounts of the meetings...one day I'll have to ask him!
Congratulations on your success. It's a great precedent for the rest of Metro Vancouver.
Kathleen Higgins
Delta
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