Friday, October 9, 2026
David Eby's Empty Condo Tax
Friday, August 7, 2026
So why was the massive Holborn Bay Parkade proposal approved?
Since Holborn's proposal was first made public in May in the Vancouver Sun I have been somewhat conflicted about the Holborn proposal. For one thing, I am not a fan of Holborn for several reasons.
Little Mountain. I was part of Polygon's team that submitted a bid proposal for the Little Mountain property. We were all upset when they blew all their competition out of the water with an excessive bid for the property, after somehow negotiating a sweetheart deal with the Province. They then took years to follow through on the project.
After delaying the development for years, they sought a concession from the city to allow them to alter the phasing of the social housing. The city council foolishly agreed, and they subsequently showed their appreciation by seeking approval to put some dog parks on the property to avoid having to pay $315,000 in property taxes each year.
As an aside, I think the new development looks quite mundane. There is little beauty in the project.
Dunsmuir House. Holborn also deliberately neglected this heritage building to the point that in December 2024, the City's Chief Building Official called a special council meeting to seek approval to order the building demolished. It was a shame since it would have been attractive to incorporate at least the facade in any new development of the site.
I publicly criticized Holborn for what Cllr Sarah Kirby-Yung called their egregious behaviour. When she asked what might be done to somehow punish the company for their actions, I decided to launch a third party appeal of the property's assessment, and won. The result was a tripling of their taxes.
Meanwhile, although I wasn't aware of it, their architects, Henriquez Partners had been busy working on plans for the total site that excluded the heritage building. This plan was submitted to the city in June 2025. I only became aware of it a year later when it was featured on the front page of the Vancouver Sun.
Bay Parkade Proposal and Higher Buildings While there is no doubt that the plan prepared for the Bay Parkade and Dunsmuir Hotel site is most impressive, its height considerably exceeded the maximum permitted height in the city. As a result, the city embarked on a Higher Buildings Planning Review to seek public input into whether taller buildings should be permitted. Many of us participated in this review, which included a display at the top of the Harbour Centre development.
While I didn't know what the results of the review would be, it seemed appropriate that any decision on the Bay Parkade proposal should await the completion of the planning review. However, Holborn did not want to wait, presumably because they were concerned that a new council might be elected that wouldn't be so willing to approve their approval. So at the last minute, at the end of July, council approved the Holborn proposal. Most reasonable people know this showed very poor judgement and a total lack of respect for all the people who participated in the planning review.
To add insult to injury, the planning department produced a Q&A which stated that approval of this project would not necessary impact whether taller buildings would be allowed in the downtown. How absurd! Of course it will.
I will not likely be around when this building is completed, if indeed it is completed. So I will leave it to others to decide whether the last minute approval of this project was a mistake or not.
Friday, July 31, 2026
So why was Vancouver's Villages Plan defeated?
It is interesting to listen to the various explanations as to why the ABC councillors led the vote against the Villages Plan. There are numerous explanations. Some say wealthier westside NIMBYs brought it down. Others blame eastside yuppies who didn't want to see higher density apartments along their streets.
I would like to see some independently minded university professors and students undertake a comprehensive post-mortem to understand why the plan got off the rails. But I think I know what happened.
When the plan was initiated, it was all about making it easier to include a broader mix of housing choices in neighbourhoods around the city where there was some limited retail area. However, the focus soon turned to enhancing these retail areas by creating 17 new 'high streets'. While those of us who have lived in Vancouver for a long time questioned the need for these new highstreets, it is no secret that senior people in the planning department thought they were required.
But that wasn't the real problem. The real problem is how staff thought these new village highstreets should be implemented. Their approach was set out in a key sentence in letters sent to approximately 500-700 property owners along these future high streets. You can read it below:
"Residential-only forms will no longer be considered under this zoning such as multi-plexes, laneway houses, single-detached houses, and others....Existing buildings can continue to exist and renovations that do not increase the floor area or building height would still be permitted."
I first learned about this letter and the proposed restrictions from an architect who lived on West 33rd between Mackenzie and Macdonald. This was one of the proposed highstreets. As someone experienced with retail development, he also read the Urban Systems report that examined, in some detail the market demand for retail in the 17 different villages. Below is an excerpt related to his village highstreet which essentially says there will not be any demand for new retail space for the foreseeable future. In other words, his property, and many like it would be sterilized for years to come. Nothing could happen to it.
Monday, July 20, 2026
The Villages Plan - Why it's time for Vancouver City Council to postpone the balance of the Public Hearing
Today I attended the second day of the Public Hearing on the Villages Plan. I gave up an afternoon to attend since I believe the plan is so flawed the Public Hearing should be stopped now. As you will see from the following slide show that I had intended to present, the presentation materials prepared by staff are very seductive.. But they are most misleading since they show how things might look in 50 years. But they don't show the chaos that could occur while the plan evolves.
(As it happened, I wasn't allowed to show my presentation since it wasn't submitted a day before the first Public Hearing. Now why would this be city policy when most thoughtful presenters want to avoid repeating what has already been said, over and over again?)
These are the 21 slides I wanted to share. My key message? End the public hearing before listening to the next 200 speakers and direct staff to prepare maps and illustrations that show what the proposed new high streets might look like say every four years, and also show what's happening to the existing high streets like Dunbar, or Fraser, or West 10th in Point Grey.
Monday, July 6, 2026
Owning a cottage. How about Sidney Island?
I awoke this morning to a CBC News story about a dispute in Cottage Country Ontario. It centers around a proposed 49-lot luxury cottage subdivision, "Rosseau Springs," behind existing waterfront properties in Seguin Township. The controversy has divided the local council, drawing fierce opposition from ratepayers and actor Martin Short, who called the development "silly" and "preposterous".
Ratepayers and local environmentalists worry the subdivision will damage the local ecosystem, threaten the lake's water quality, and change the rural character of the area. Developers and some councillors argue that the majority of the land will remain untouched, and the project will create jobs while providing additional housing in the township.
The application requires rezoning and official plan amendments, and the council remains split as the debate continues. I predict the application will fail.
The private lands of Sidney Island total approximately 1,760 acres which includes 111 bare land strata lots totaling about 300 acres. Ownership includes the strata lot and a proportionate interest in the common property of the Strata Corporation which totals about 1,460 acres, the common facilities and other assets of the Strata Corporation.
The result is an amazing diversity of properties with low, medium and high bank oceanfront, virtually every possible exposure, varied topography, beautiful views, and differing levels of privacy and a range of prices that delivers the best oceanfront values in BC.
The most brilliant aspect of the development is that there is no public access to the lands owned by the Strata Corporation, it remains private and the natural integrity of the island environment has been protected for those who share in its ownership."
Cottage For Sale!
The reason I am writing this is because my friends must now reluctantly sell the cottage they lovingly built over many years.
It is a lovely cottage on 3.32 acres, with three bedrooms, two bathrooms, an open kitchen and dining/ living room with glass doors and windows framing a quintessential west coast view...ocean and forest.
Wrapped around the interior are decks for hammocks and lounging. The basics of electricity, water, sewage etc are taken of. There is an outbuilding for guests or office.
According to my friends, the real essence of Sidney Island is the rare opportunity to combine off-grid living with all the safety and entertainment offered by a city about 20 minutes away.
There is a foot ferry that operates in the summer months that runs from the island directly to the town of Sidney. A twenty minute walk through the forest or along the beach to the foot ferry and then into town. Today Sidney is a beautiful semi-retirement community of restaurants, shopping, a movie theatre and more.
The island has a network of gravel roads from end to end and to the different beaches. As my friend asks, do you like sandy beach with tidal pools? Do you like rocky beaches to look for green glass and smooth stones? Do you like to collect creative driftwood pieces?
Their 10 and 13 year old grandkids leave on their bikes in the morning with a lunch and return for dinner. As children raised in Vancouver this is a rare treat. The kind of freedom we had in the 50's
The ocean provides opportunities for kayaking and canoeing and fishing and ocean swimming if you are so inclined. But the island also has a swimming pond. You can choose to swim alone or appear with your family at happy hour when many of the island residents congregate. A great way to introduce your family to the other islanders which includes a wide variety of households from all walks of life.
For those interested in island living, but also seeking a community this is a good island. Residents enjoy all sorts of groups and clubs. One group looks after the trails and works on the trail app so that as you are walking one of the cleared trails you will be introduced to different species of vegetation, and of course the fairies that sneak around the island!
There are groups that look after the historic orchard; there are the firefighters; the medical team; the newsletter group, etc. There is even a movie night, and a group that meets for morning yoga in the summer. There is the Tour de Sidney Island, and the softball game with teams from each side of the island.
There is an airstrip that is useful for all sorts of things, from flying in yourself or friends, or to call a medic. My friends have had to make use of the medic a few times and they were surprised how quick the response was. There is also a full-time caretaker on the island who is employed by the strata and 'the best friend you would ever want'.
The prohibition on Foreign
Ownership legislation does not apply to Sidney Island. For people moving to
Canada, the property offers an opportunity to own a home convenient to a
welcoming Island community and minutes from a popular small town.
British
Columbia’s first treaty with First Nations applies to and covers Sidney Island.
If you have an interest in buying in a cottage, or know someone who might be interested, I invite you to check out this property. 105 Mapleleaf Lane. Details can be found here: https://www.realtor.ca/real-estate/29793925/105-mapleleaf-lane-sidney-island
If I was twenty years younger, I would buy it for myself. But I'm not!
Tuesday, May 19, 2026
Wine and Fags make a good pension plan - an alternative approach to seniors' housing.
| Sentinel Photo by John Clifford |
As recently reported in the North Shore News, I have been retained to explore the feasibility of a seniors care facility on the site of West Vancouver's former Pierwell condominium development that has sadly gone into receivership. I was recently discussing this with some friends who asked why more seniors don't band together and build their own collective residence with a live-in chauffeur and care provider, rather than move into a larger facility.
This reminded me of a 2008 English article my dear friend Leonora Gaylor once sent me. I promised toshare it with my friends, but thought it might be of interest to some of you. After all, many of us are approaching our 80s and starting to wonder where we might be living next.
While this article is somewhat dated, and the English references may be a bit obtuse, I think the message is as relevant today as it was in 2008.
From The Times, August 14, 2008
Wine and fags make a good pension plan
By Carol Midgley
How very dreary that the staff of a Cornwall
care home that granted a 90-year-old woman her lifelong wish to be served fish
and chips by a man wearing a thong have been forced to apologize.
Apologize? What in God's name for? Where
would you rather end up - the type of old folks' home where the staff respect
that you are still a functioning being with a sense of humour, or the other
sort where you're left to marinate in your own urine, your boiled mince just
out of reach, while the “carers” stand around checking their eyeliner, waiting
for you to die but preferably not on their shift?
We are always hearing about places where
elderly people are addressed as if they were dribbling babies, made to share
underwear and slapped if they don't go to the toilet at the required time. So,
we should be cock-a-hoop that there's at least one - Woodland House, St Austell
- where the staff are prepared literally to get their kit off to brighten their
residents' lives.
Because everybody - absolutely everybody -
dreads ending their days in a smelly, callous care home wearing someone else's
false teeth. It's a definition of hell and an ever-looming spectre, yet we
frequently push it away because it's too grotesque to contemplate.
Women worry about it more than men. They
live, on average, seven years longer so will be stuck in that dreary day room
with its ever-blaring TV for more interminable hours. Which is why people
should do what Lorna Page has just done. Lorna, 93, recently had her first
novel published and, with the earnings, bought a big house in Weare Gifford,
Devon. Then she invited all her friends who are unhappy in their care homes to
live with her instead, the plan being that they'll all look after each other.
Unsurprisingly there has been an old-lady stampede. “Care homes can be such
miserable places,” says Lorna. “You sit there all day staring out the window
with no one to talk to... I've had dozens of offers. They are queueing up.”
I bet they are. I might even join the queue
myself. Who wouldn't swap the constant reek of cabbage and Sanilav for a Golden
Girls existence where you can get pie-eyed mixing your medication with gin and
watching 60 Minute Makeover with your mates each day? It would be a bit like
sharing a student house again but without the sex.
It's amazing that more of us don't do it (the
living together, not the sex). People are surviving longer and often sitting on
mortgage-free properties. Why not, if the need arrives, pool our resources and
bow out of life to the tune of a continual party, surrounded by people we like,
not resentful strangers? It would save your grown-up children visiting once a
week to watch the vacant expression on your face as you answer that, yes, it
was stew for lunch again and, no, you don't want any more Lucozade.
Yet we don't. We sleepwalk into the purgatory
that we've dreaded for 20 years and submit to a fate of God knows what. I know
some nursing homes are good, but many are bad. Worse than bad. The Commission
for Social Care Inspection this year produced a report that said hundreds of
care and nursing homes were so poorly run that they were a danger to residents.
Investigators uncovered examples of residents being routinely tied to their
beds and chairs, locked up or dragged around by their hair. Some were refused
food to punish “bad behaviour”. One woman of 85 had her fingernails ripped off
by a care worker, and a 78-year-old was covered in cigarette burns.
I must say that when I read things like this
it makes me wonder why everyone is so obsessed with prolonging their lives into
advanced old age, watching their alcohol units, wagging their fingers at an
iced eclair and throwing themselves around a gym three times a week. We may as
well say: “I must finish this 20k run because then I'll maximize the amount of
time I'm alive to spend sitting around in purple crimplene trousers four sizes
too big while a Nurse Ratched figure batters me with a wooden spoon.”
Surely the best policy if you hit 78 and look
like you're heading for the Shady Pines Hell Hole is to quickly double your
wine intake, up the fags by ten a day and if you don't already smoke, start. I
am serious. I have friends who solemnly declare that their real “pension plan”
is to drink themselves to death in a haze of tobacco and enjoy it. I see their
point.
The OAP days could be some of the happiest
and most hedonistic of your life, free from the middle-age checklist of
constantly having to be somewhere, doing something, answering to someone. In
Liverpool, where I live, pubs have “Mad Mondays” when pensioners pay £1 a pint
and spend all day merry on the karaoke. Sometimes I peer wistfully through the
window as I hurry past in my work heels.
Reports this week claim that care for elderly
and infirm people could soon be stripped from local authority control to end
the “postcode lottery” in which standards of care differ hugely across the
country. Fine, but I reckon that we should take matters into our own hands.
Make a pact with your friends to set up that commune and start stockpiling the
sherry today. You may end your days half-cut but that's a far brighter prospect
than wasting away on a wipe-down chair wearing a stranger's knickers.
If Gordon Brown has any holiday spending money left, he should send a big tray of piƱa coladas round to the Policy Exchange. Just when some in Labour's northern heartlands were beginning to thaw towards the Tories, up pops David Cameron's favourite think-tank with a report that suggests abandoning northern cities such as Liverpool and Sunderland and urging their residents to move south. Cameron has quickly distanced himself from the report, but it's no good. The scary ghost of Thatcher Past rises. Before this Mr. Cameron could have expected a slightly warmer welcome than usual when he visits Merseyside today. Now, judging by the reaction up here, he's more likely to get a Kirkby Kiss.
Tuesday, May 12, 2026
Missing Middle Conference Part Two
While I often prefer to show a lengthy PowerPoint presentation at conferences, at the suggestion of my fellow panelists I restricted my slide show to the following four images.The first slides were intended to highlight how the apparent density of a project is often a function of whether a portion of the FSR/FAR is in a basement or not. The next slide was intended to highlight the opportunities to improve the appearance of multiplex developments. The final slide was intended to send the message to politicians that if the appearance and 'fit' with adjacent buildings isn't improved, some may be looking for work after October 17th.
- Approvals are taking a lot more than anticicpated - often 6 to 12 months in Vancouver which is exacerbating the financial feasibility. (In Victoria approvals can be obtained in 6 weeks.)
- The economics are much more challenging than most people think. While it is not necessary to achieve presales, in many parts of Vancouver a builder needs to sell for $1300 per sq.ft. or more to make any money. Rental projects do not pencil out at all.
- Given the above, many builders are not buying extra density from Vancouver since the cost is $140 per sq.ft.on larger lots on the Westside.
- Another problem is BC Hydro which has a monopoly but often doesn't agree to hookups when required. Also, pad mounted transformers can be expensive.




