Hollyburn Mews Update as of September 7 2011

I am pleased to report that good progress continues to be made on my Hollyburn Mews 'infill' project on Esquimalt Avenue, next to the Community Centre in West Vancouver. We have now selected a contractor, Trasolini Chetner who is well known in Vancouver for its construction of high quality single family and multi family homes. More information about past projects can be found at http://www.blogger.com/www.traschet.com

I am also pleased to announce that the project will be financed by the North Shore Credit Union. It of course is well known to all North Shore residents for its community focus which is one of the reasons why it wanted to be involved with this neighbourhood project.

We are now in the process of finalizing the Disclosure Statement, without which we cannot begin the sales program. The pricing of the individual homes is also underway by Elaine Biggan and Tony Breen of Prudential Sussex who will be handling the sales for me.

The warranty provider will be WBI, an affiliated company of Wilson M Beck Insurance Services, a leader in the construction insurance and bonding industry in BC. The warranty will be fully underwritten by Royal & Sun Alliance Insurance Co of Canada.

There are two types of units available for sale: a coach house of approximately 18oo square feet which includes two levels plus a full finished basement; and a duplex of approximately 2170 square feet also with two levels and finished basement. Each home will have two 'master bedrooms' each with its own ensuite bathroom. The main level will have a large open kitchen dining living area and powder room. The basement level will be configured to suit each buyer, with space for a media or 'recreation' room, office,and/or storage and mechanical space/workshop area and small wine cellar.

Although we are not yet in a position to start selling, a list of individuals interested in purchasing a home at Hollyburn Mews is now being compiled. If you would like to be on the list, please email me.

From my discussions with potential purchasers, it is evident that there is a strong demand for well designed, new ground oriented housing in West Vancouver catering to those who would like to 'downsize' but not 'downgrade'. Currently there are no other comparable developments underway. It is unfortunate that I am only building nine duplexes and coach houses, since one duplex is already reserved for Joel Slone, the builder who started this imaginative development five years ago, and another larger duplex is also on reserve.

Everyone wants to know when construction will get underway. Unfortunately, the timing is now in the hands of the very busy West Vancouver Building Department. However, our Building Permit drawings have been submitted, and I am hopeful that a permit will soon be issued to allow the orderly 'deconstruction' and demolition of the houses and site preparation, to be followed by permits to allow the excavation and construction. All being well, work will be underway this fall and the homes will be completed and ready for occupancy by Christmas 2012.

For more details and regular updates watch this space, or contact me at geller@sfu.ca.

Buying a condo? Should you get an inspection?

This week, one of my lovely daughters decided to buy a five year old condo in Mount Pleasant. She put in an offer and her knowledgeable realtor included some' standard' conditions including reviewing the minutes of the Strata Council, and having the unit inspected.

Since I didn't know any inspectors who specialize in older multi-family buildings, I put out a call on Facebook and Linkedin for suggested names. I received a variety of responses and upon further consideration, realized that this might be a topic worthy of a post on this somewhat neglected blog.

Firstly, here are some of the Facebook comments I received:

• Read the minutes carefully. Spidey senses should tingle with mentions of unexplained problems being investigated -- balcony repairs meant (for us) wood rot.

• Hopefully she will check out the functioning or dys-functioning of the strata council

• Ed Witske if he is still around. The best there ever was. Realtor's hate him

• nothing you can do about inspectors. The banks require you to get one to apply for a mortgage. And the courts exempt them when things go bad. There's a clause (in fine print) on all inspectors reports that states, "this is only their 'opinion', and therefore, is not binding in a court of law" So why are you needing an inspector? We know this by personal experience. Sorry I am not helpful.

• Hansen Home Inspections was very good for single family, not sure of multiple residence

• I've learned, after several disappointments with inspectors, to use a trusted contractor -- the guy we bring in to do our renos. And we always ask to examine a sampling of the plumbing and behind the cladding -- our own expense and we put it all back together.

• Just call one of your friends who is an envelope engineer and find out how much she should set aside for future repairs. When I called for my son several years ago it was the only thing relevant.

• ‎Sean Moss: 604.729.4261 / homeinspectorsean@gmail.co​m

• I always refer my clients to the local inspectors ASTTBC certified through BCIT: http://www.bcipi.com/findi​nspector.php

British Columbia Institute of Property Inspectors

www.bcipi.com

• Always good to use someone with a background in engineering on multi-family inspections. They may cost a bit more, but their skill and level of accountability is much higher. It's also a good idea to talk to the resident manager about what's really going on in the building. Make sure the inspector get's up on the roof, and into the mechanical rooms. It's usually important to book that with the Strata manager well in advance. Many buildings now charge a fee for that service.

So now what to do?

As I thought about it, I realized that any real issues would likely lie outside the unit...the condition of the roof; the exterior wall construction; etc. Did she want to pay for someone to check out the entire building? Since it was a relatively new concrete 'loft' building form, with a 'rainscreen' masonry and metal panel exterior, I was not concerned with the potential for wood rot, or some of the other envelope problems that so many lower mainland buildings experience.

Upon inspecting the building, I noticed that it was in need of a good cleaning. However, I then found notices in the elevator that the building was to be power washed the following week. We did review the Strata Minutes and did not find any serious cause for concern. I also looked at the budget. The building is managed by Crosby Management, a large and capable firm. While I was concerned that the replacement reserve budget was modest, sadly this is the norm in British Columbia where we do not mandate higher replacement reserves which is the case in other provinces.

We spoke to some of the residents, all of whom loved living in the building. Most of the suites are owner-occupied which is often a good sign...while rentals were permitted, the number was restricted.

I contacted the developer, a friend of mine, who told me that he understood that the residents loved the building and he wasn't aware of any problems.

In the end, we decided not to arrange for a complete inspection. Hopefully we will not regret this decision. However, I do have a suggestion for everyone living in condominium buildings and those considering the purchase of a condominium.

Every Strata Council should arrange for an independent inspection of its entire building from time to time, that can be shared with suite owners and prospective purchasers. This would seem to be a benefit for everyone. While there is no doubt that such inspections would likely identify issues to be addressed, my experience is that it's better to attend to them sooner, rather than later...sort of like the Fram Oil Filter advertisement.

I would like to think that most responsible Strata Councils would do this. And if they don't, or don't want to make an inspection report available to potential purchasers, then maybe that's a building to be avoided. And if this impacts the market value of the units, then perhaps the owners will reconsider the need for a regular inspection report.

What do you think?

My editorial on the Housing Plan at CityCaucus.com

Talk Housing to us, but tell us what you really mean

27 Jul 2011

Post by Michael Geller in Editorial

15 comments

What on Earth are Vision trying to say in their latest confusing policy pronouncement?

Ask Vancouverites what is the most pressing issue facing our city and many will respond that it is the cost and availability of affordable housing. For this reason, the city’s recent Housing and Homelessness Strategy 2012-2021 that went before Council on July 26, 2011 is a very important document.

As a former official with Canada Mortgage and Housing Corporation, and a housing planner and developer with a longstanding interest in ‘affordable housing’, I was particularly interested to read what the city was planning for the coming decade, and next three years. While the document offers some lovely words and obtuse statements, there is a paucity of details to help the reader fully understand what the city planners and politicians really have in mind.

So, for those of you who have not taken the time to read the report, or may never have the time or inclination to do so, I would like to share a few observations. In setting out these thoughts, my intention is not to criticize those who wrote the document or directed its preparation. Rather, I would like to offer some perspectives that will hopefully lead to better and more cost effective housing policies, and more coherent strategic actions.

I should note that I did attend one of the city’s numerous ‘consultative’ workshops related to rental housing and homelessness leading up to the preparation of this report. It was not a terribly satisfying experience, since rather than have a genuine opportunity to offer ideas, I felt that I was there to hear what the city housing planners had already decided. I was not alone in this observation. Downtown Eastside Community activist Jean Swanson, with whom I worked 35 years ago during my tenure at CMHC, felt the same way. Although she seemed to really enjoy the food being served during her session.

The report to city council includes a lot of numbers, totaling 38,900 units over the next ten years. Yes, 38,900! However, of these 7,900 are non-market housing (supportive and social housing); 11,000 are Market Rental Housing including ‘purpose built’ and secondary market (basement suites, laneway housing, etc.); and 20,000 are Condos and Affordable home ownership. While this seems like a lot of units, some analysts point out that when one looks at the number of non-market housing units already underway, (thanks in large part to the efforts of the past administrations), and other exemptions, the number of non-market units being proposed over the next three years, is actually less than what was proposed in previous housing strategy reports.

While I question whether the city should be subsidizing 11,000 market rental housing units, and am curious how and where the 20,000 condos and affordable home ownership units are going to be built, of greater interest is the underlying intent behind many of the somewhat obtuse strategies set out in the report.

For example:

1. One of the strategic directions is to refine and develop new zoning approaches. What does this mean? I have heard that some city housing planners and politicians have been considering the creation of ‘rental zones’ in the city, where only rental housing would be built. Is this what is intended? I do hope not.
2. Another strategy is to pursue a new business model to enhance affordable housing delivery. Now what does this mean? During the last municipal election, Cllr Geoff Meggs and I were invited to debate the merits of setting up a City Housing Corporation as one way of facilitating the delivery of affordable housing in the city. Is this what’s intended? If not, what is being said between the lines?
3. Another strategic direction proposes maintaining and exploring opportunities to improve Rate of Change regulations…The Rate of Change bylaw was introduced in the 80’s during the tenure of former City Councillor George Puil as a means of protecting the older rental housing stock in the city, especially in neighbourhoods like Kerrisdale and the West End. In some respects it has succeeded. However, in others it has failed in that many of the properties have been allowed to deteriorate. And while they provide more affordable rental housing, especially to longstanding senior residents, soon some of these buildings may be uninhabitable. While I agree with the need to improve the regulations, it would be helpful if the city planners shared what they are thinking. Will it be possible to demolish and replace some of these units under certain circumstances? I do hope so.
4. The document seems to support the continuation of the STIR program, and other similar programs. While I am the first to admit that this program has encouraged a few developers to build market rental housing, rather than just condominiums, I am not convinced the results are worth the expense. Indeed, in many respects, the program has done more harm than good. Personally, while I support reduced parking requirements, fast-tracking applications, and reasonable density bonuses for rental housing, I do not support the kind of subsidies the city has approved to date. I would rather see limited City dollars directed towards the creation of affordable rental housing, not market rental housing.
5. There is another idea in the report that does worry me…the establishment of a Rent Bank by the city and other partners, to prevent evictions due to tenants’ short-term financial crisis. While I can understand the underlying benevolent intent, I must question the appropriateness of the city participating in such a venture, given the potential financial and administrative costs, let alone the propriety of such an undertaking. When I questioned this idea during a recent CKNW Civic Affairs Panel, fellow panellist Frances Bula seemed to defend the idea noting that both the City of Surrey and Toronto had established similar Rent Banks. While I would like to learn more, this does not seem like a good reason to undertake such a potentially questionable idea.
6. Another proposition in the report is to make City lands available at a reduced cost for affordable housing. Personally, I can support this idea, since it is similar to an initiative undertaken at SFU’s UniverCity community. However, at SFU, there was considerable debate about the notion of equity, and who might qualify for such housing. In the end, it was decided that the housing would only be available to faculty and staff, especially those with children. According to an interview with Cllr Louie in today’s Vancouver Sun, the city has some ideas about how such a program might be implemented. However, they are not set out in the report. I think it is important that the city share with us which sites might be made available, the potential costs to the city, and how it intends to address the question of equity.
7. Finally, this document is significant for what it doesn’t include. For example, there is absolutely no reference to how best to deal with the ‘20% social housing sites’ that have been set aside by Concord Pacific and Marathon Realty, that remain undeveloped due to a lack of capital and operating funds. To my mind, this is a very pressing issue since it not only addresses supply, but also the desire for socially mixed communities, something which compelled the city to retain at great cost, the very expensive social housing units at the Olympic Village (which also is not mentioned anywhere in the report). I believe there are solutions that would result in affordable housing on these sites, at no cost to the city, which I would be happy to share, if asked.

In conclusion, this is an important document. However, to be truly meaningful to the taxpayers of the city and potential partners in future endeavours, it needs to be fleshed out with substantive details, specific examples, and more complete financial implications. I would urge the authors to now revise the document by adding a 'for example' at the end of every strategic action. Then we all might better understand what the authors and City Council have in mind.

Please don’t keep us in suspense.

+++

Walk 21...an international conference focusing on the pedestrian

Recently we have talked a lot about public transit and cycling as alternatives to the private automobile. But the best alternative is something that is very healthy, easy to implement, relatively safe, and extremely cost effective....walking.

From October 3 to 5 , an international conference will be held in Vancouver to examine how best to create highly walkable and livable communities. Delegates will be coming from all over the world to share experiences about creating successful pedestrian oriented environments. I am pleased to be a participant in the conference and will talk about a number of communities with which I have been involved which were designed around the pedestrian.

I'll be writing more about this in the coming months, but in the meanwhile, here's some information about the conference, since the early registration deadline of AUGUST 2, 2011 is approaching.

This conference will offer a diverse and stimulating breakout program presented in a number of engaging formats including walkshops, Pecha Kucha and multimedia. The first draft of the breakout program is now posted for viewing and individual presentation summaries can be read by clicking on the link below.

Early Bird Deadline is August 2. Save money on your registration fee by registering by August 2. The organizers expect a sold-out event, so don't wait. Register Now!

Walk21 is a conference series that features the best urban design, health promotion, and best practices for making spaces and cities more walkable, comfortable and convenient. Drawing from a range of regions, this year's selection will emphasize "Transforming the Automobile City."

Dr. David Suzuki will be a plenary speaker on Monday, October 3. As we all know in Vancouver, Dr. Suzuki is an award-winning scientist, environmentalist and broadcaster. He is the recipient of UNESCO's Kalinga Prize for Science, the United Nations Environment Program Medal, and UNEPs Global 500.

For more details on how to register, go to http://www.walk21.com/vancouver/

I have a feeling this will turn out to be a very special and worthwhile event. A number of local, well known and accomplished urbanists and planners are involved in its organization. Stay tuned for more details....

Stratford International, London Athletes’ Village and the Open Championship

The Stratford International train station has been built to serve those coming to the 2012 London Olympics. The London Olympic Athletes’ Village, (which will be the subject of a future post) is now under construction immediately adjacent to the station and visible from its gleaming and relatively vacant lobby.

They call it Stratford International Train Station. But according to those who work there, there’s nothing international about it at all….indeed, the Eurostar Chunnel Train that goes to the continent runs through the station, but does not even stop!

Apparently a German company is exploring the feasibility of offering a service from the station to Germany, but so far, nothing has been decided. According to one South Eastern Railway employee with whom I spoke, this will ultimately be an international station, but not in the immediate future.

I had the opportunity to use the new station last week when I took a high-speed train to Deal, Kent to visit Keith Tapping, a former CMHC colleague who is now retired in England. Many in Vancouver will remember Tapping as a brilliant and benevolent man who as Assistant Regional Director to King Ganong, and subsequently BC Regional Director, oversaw the redevelopment of Granville Island, False Creek, and the approval of thousands of housing units around the province. Tapping had a particular interest in the creation of social housing, especially for the homeless and those living in the Downtown Eastside.

Those who worked closely with Tapping, including Michael Audain, Mike Harcourt and Shirley Chan, have many stories about him. My favourite relates to a time after I left the corporation and he had returned to Vancouver from Toronto to be the Regional Director, considered by many to be the top job within CMHC. Keith had invited me to lunch at O’Douls, one of his favourite haunts at the time. After many stories and glasses of Johnny Walker Black Label, around four o’clock I suggested to Keith that perhaps it was time for him to return to the office. “What if the President calls and you’re not there….you could be fired” I suggested.

Tapping turned to me and said the President would never fire him regardless of whether he was in the office or not, adding “He’s promised my job to too many people!”

Visiting Keith is always a highlight of my trips to England. While we tend to repeat the same stories to each other every time we get together, it doesn’t matter. However, it is always a bit sad to reflect on just how vital CMHC was during the decade Keith and I both worked at the Corporation, relative to its fairly minimal role in housing across Canada today.

This year, Keith picked me up at the station and knowing that I enjoyed golf, immediately drove over to Sandwich, a nearby town where the Royal St. Georges Golf Course is located. This is the location for the 2011 Open Championship which begins today.

We took a quick tour of the course as they were setting up the stands, tents, signage and other paraphernalia. (At one point, Keith took a wrong turn and we seemed to be driving down one of the fairways!) To see the course with few people around on a quiet Wednesday afternoon, it looked very unimposing, and it was difficult to believe that a week later it would be the centre of the golfing world.

So as I sat and watched the first round (with a 20 year old amateur tied for the lead), it was quite special, having been there just a week ago.

And all being well, I’ll see Keith next year, although whether I go during the Olympics, when the train station will be packed (and Royal St. Georges will be back to normal) remains to be seen.

OLD JEWS TELLING JOKES IN VANCOUVER July 14 at 6:30 Beth Israel Synagogue, Oak Street

Earlier this year, I received a phone call from Serge Haber, President of the Jewish Seniors' Alliance which provides a range of serves for seniors in Vancouver's Jewish community. He told me that funding was limited and there was a danger of having to cut back in services. Since my late father Sam Geller was an avid supporter of the Alliance, he hoped I would help out financially.

I said I would, but suggested that others would support the group as well, especially if it could be fun. I immediately thought of oldjewstellingjokes.com, a website I had come across featuring rather ordinary older Jews telling jokes on line. I thought why not have an evening when members of the Alliance and the broader community would be invited to come and hear some of the classic Jewish comedians whose material is now on-line, as well as tell their favourite jokes. We would bring in some deli and something to drink, and hope that people would make a donation.

I offered to help put together some material, and invite my friend Alvin Wasserman to co-emcee with me. And this is how the idea for this Thursday's Fun(d)raising evening was born.

If you are wondering if this is an event for you, you don't have to be old...hey you don't have to be Jewish...you just have to enjoy good humour and the company of people who have some great stories to tell. So far about 150 people have RSVP'd and it's not too late for you to do so...just email office@jsalliance.org or phone 604 732 1555

Thanks also to Omnitsky's, Eppie's Kosher and the Jewish Independent for offering to help sponsor the event.

By the way, here's one of the more memorable stories from oldjewstellingjokes.com told by a somewhat frumpy older Jewish woman.

"So tell me Sadie, do you still get horny?" " Occasionally" she replies. "So what do you do?" "I suck a lifesaver".

And after a long pause...."So who drives you to the beach?"

From Spain to UK via Eritrea...yes Eritrea

On the 4th of July we decided to leave Spain for a few days in London before heading home. We decided to fly Seville-London on EasyJet, one of a number of discount carriers that offer good prices between UK and the Continent. However, with EasyJet, everything is extra....baggage? Extra! Golf Clubs? Extra! Coffee? Extra!

If you can book well in advance, you can get some incredible deals...if you book a few days in advance, like we did, not such great deals...but lots of flights and fairly reliable service.

As we were checking in there were five very attractive young black girls, all wearing pink T-shirts indicating that they had been attending a 'hen party'. I must say, I was quite impressed that five girls would go to Seville from UK, just for a party. But that's the way it is in Europe...everywhere is quite close...Poland is two and a half hours away!

There is no assigned seating on the plane, and having wandered around the airport, we were amongst the last to get on. It turned out that the only remaining seat was in between these five ladies, and I apologized for taking it.

As often happens, we started to chat, and while I hadn't given much thought to these girls' backgrounds, as soon as I started to chat with two of them, I realized they weren't who I thought the might be, judging by their matching T-shirts and outward appearances.... if you know what I mean.

They immediately struck me as very sophisticated and worldly, and I soon discovered thatwhile some were born in UK, they were all professional women whose families had originally come from Eritrea. One was a doctor, one a lawyer, a pharmacist, a psychologist and a marketing manager. I told them I knew very little about their country, and they assured me I was not alone.

While I associate the country with the poverty of Africa, they surprised me by suggesting that they don't really think of themselves as Africans....given the longstanding association of their country with Italy. I did some research and in fact the country has had a very different history from some of the neighbouring countries. That being said, it has suffered in many ways, and I was particularly surprised to see that the country ranks 178 out of 178 when it comes to freedom of the press.

They encouraged me to visit their country.... assuring me that there was much more to it than the poverty and strife we often associate with nearby Somalia and Ethiopia...and I promised to consider a trip. The reality is that although I have now been to 73 countries in the world, I have never been anywhere in Africa....

The flight went very quickly. I was fascinated by the discussion, and promised to post my observations . One final comment...we got on to the topic of getting married, and how their families might react to them marrying men who were not from Eritrea. What would they think of one of them marrying a Jew I asked...

That would not be so bad....one replied. However, her parents would be quite upset if she was to marry a Nigerian!

All I could think of is that the world is not always how it appears to be! Best wishes to the young lady who's getting married....and to her four lovely friends.