Dundarave Beachside - Anatomy of a Development Permit Application

My most interesting projects usually begin with an unexpected telephone call. 

In 1988, it was a call from the late Art Cowie, then Director of Planning for Delta, who wanted me to plan George Spetifore's 753-acre property in Delta. 20 months later, after 26 nights of Public Hearings, Council rejected our proposal. 

In 1989, it was a call inviting me to the Bayshore Hotel's International Suite to meet a Japanese gentleman whose company had just purchased the entire Westin Hotel chain. Over the next 10 years I managed the redevelopment of the parking lot into Bayshore Gardens, a multi-tower 980-unit mixed-use development. 

In 1990, it was a late Friday afternoon call from a colleague at Colliers to see if I was available that weekend to meet some Japanese businessmen considering the purchase of a large property near Britannia Beach. That turned into a 30+ year planning involvement with Furry Creek. 

Last September, it was an unexpected call from a local developer whose development proposal for a large site in Dundarave Village was not supported by West Vancouver's Design Review Committee after two years of community consultation and planning. After viewing the District's website, I was not surprised the proposal for approximately 22,000 sq.ft. of commercial space and 55 residential units under the existing C2 zoning, had been rejected since although an attractive building, did not really fit with Dundarave's village-like character. 

Following discussions with the planning department and two councillors, I became involved. Over the past 10 months, I have worked closely with the client and my former UofT Architecture classmate, David Thom, now president of the IBI Group, who personally assumed responsibility for the redesign which has turned out very well. 

While the building is three storeys, as permitted by the OCP, the third floor is well set back. The lengthy facade is designed to appear like several smaller buildings with different architectural expressions. As a result, it fits in nicely with the scale of the village. 

The developer set up a storefront office so nearby residents and community groups, including ADRA, the Ambleside Dundarave Business Improvement Association, and Chamber of Commerce could view the plans. Councillors also visited and offered constructive and generally positive feedback.

However, a key consideration was timing. While councillors were supportive of the revised plans, and eager to see new housing choices, some suggested we wait until after the October election. However, since the interest meter was ticking, the developer was not able to wait.

Thanks to some extraordinary effort by the architects and District staff, in June Council considered the staff report and referred the Development Permit Application to its July 25th meeting. Another Public Information Meeting was arranged, and the planning team was confident the revised design would again receive support.

Then a most unfortunate thing happened.

A self-formed political group known as the West Vancouver Community Stakeholders distributed a flyer which incorrectly stated that our requested zoning variance would allow a building 10’ or a full floor higher than the IGA development directly across Marine Drive.  

This group, which previously stopped a rapid-bus service to Ambleside and Dundarave Village, is led by an individual whose website says he's running for mayor https://civixwestvan.squarespace.com/blog-all-civix-candidates/nigel-malkin but is now rumoured to be running for Council.

The flyer claimed the development did not include a drugstore and would block the sun from most of the village. Moreover, this would result in another 'Grosvenor' development in Dundarave. "Let's not make the same mistake twice!" Residents were urged to write letters to the mayor and council opposing the development. 

On all counts, the flyer was wrong. The proposed building is 2 feet 6 inches lower than the IGA development across the street. Since the third floor is well set back from the street, the building shadowing will be similar to the two-storey building next door. Furthermore, the developer is in discussions with the pharmacy operator to determine how best to accommodate his space requirements in the new development. And this is by no means another Grosvenor development. 

However, when residents attended last week's Public Information Meeting, many refused to believe the drawings. Instead, they believed what they read in the flyer! 

It is now less than a week until the Council meeting. Hopefully, all the councillors will appreciate the careful design work that has been carried out over the past 10 months and will agree with a West Vancouver resident who recently wrote the following to them: 

"The buildings and retail services in this strip of Dundarave Village are tired, old and in need of reinvestment. This project ticks a lot of boxes to begin the revitalization process. The project is well-designed and fits in with the other new development that has taken place over the last 10-15 years. Finally, the project will add much needed housing."

In a redevelopment like this, a consideration is the fate of longstanding tenants. This developer has offered them a right of first offer at preferential lease rates. Those who cannot afford the prime Marine Drive spaces can consider the new retail spaces being created along the lane to the south. 

While this development is of an entirely different scale than Spetifore, Bayshore or Furry Creek, it will be a most attractive addition to Dundarave Village. It may also be a good precedent for other new mixed-use developments in Ambleside and Dundarave. But first, Council will have to approve the Development Permit on July 25th!

Below are images of the new building illustrating the 'west coast' and 'seaside' aesthetics, the variety of roof shapes and material selection that all contribute to its village-like character.  

The full application can be found at https://westvancouver.ca/home-building-property/planning/major-applications/2452-2490-marine-drive 

If you agree this development should be approved, please consider sending a note to correspondence@westvancouver.ca.