So why was Vancouver's Villages Plan defeated?

Given the number of vacant businesses along Dunbar street, there is little justification for creating several new highstreets nearby. This was one of the reasons why the city's plan was completely misguided. What were they thinking?

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.

His wife, in whose name the house is owned, became most distraught and I promised to see what I could do. I posted comments on Facebook and was soon invited to discuss the situation with the media. At a Dunbar community meeting that had been organized to discuss multiplex housing, I and others raised this concern with Peter Meiszner and Lenny Zhou. They were not even aware of the letter and we showed it to them.

In my opinion, it was this aspect of the Villages Plan that ultimately led to its defeat. As the mayor said, in a fundraising letter to ABC supporters "Vancouverites should be the ones deciding what happens with their property, not City Hall," said Mayor Ken Sim. "Moving forward with this proposal would have been a mistake. Today, Council made the decision to reject it."

While there were other aspects of the plan that were concerning to thousands of other residents, I believe this was the key problem. Below is the written statement that I submitted in advance of the start of the Public Hearing. 

Geller concerns with the Villages Plan.

The planning staff desire to create more successful walkable communities with more

nearby local retail is admirable and well intentioned. However, this planning program is so

misguided and fraught with problems it is difficult to know where to start in setting out

objections. But here are a few thoughts based on my 50 years experience planning and

developing new projects in Vancouver.

Many of the proposed new highstreets, lined with high density 4-6 storey mixed-use

buildings, (yes high density up to 3.7 FSR), are not needed. They are in locations that may

not be commercially viable for the foreseeable future, according to the city's own retail

consultant, and in the opinion of other retail experts.

Moreover, they could negatively impact the existing neighbourhoods since no other forms

of redevelopment will be allowed. No laneway houses; no multiplexes or townhouses; not

even an addition to a house.

All these properties become non-conforming uses. If a house burns down, it cannot even

be rebuilt.

As seen elsewhere, if properties can only be sold for future land value, the neighbourhoods

will slowly begin to deteriorate. Just look at the undeveloped properties along Oak Street

and Cambie Street. Boarded up, with unkempt grounds. This could happen along West

33rd and 16 other proposed new high streets as they await commercially viable

redevelopment.

This alone should be justification for not approving the plan now. But another concern is

that by creating these new retail areas, other struggling retails streets like Dunbar and West

10th (and others) will likely be further compromised.

Finally, it is wrong that this important matter is being considered in the middle of the

summer, in the middle of a FIFA world event; and at a time when so many other

applications are being rushed forward since many developers fear a new council could be

elected in the fall that might not be so supportive of new development.

At the risk of sounding political, those councillors who approve this application in the face

of so much community opposition, (even with some modifications), probably deserve to be

defeated in the fall election, since this proposal will likely negatively impact 17 lovely

neighbourhoods around the city.

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. 

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.

Growing up in Toronto

This story got me thinking about cottages. I grew up in Toronto, and although some of my friends' families had cottages in Muskoka, my family never owned a cottage.  Nor have I ever owned a cottage in BC, although I have often thought about it. Years ago, Sally and I decided we should buy a cottage on Saltspring. However, it was so difficult to arrange the ferry to get to the island to look at properties I soon realized that maybe it wasn't such a good idea. Furthermore, we lived on an island.

That said, Sally and I have always enjoyed visiting friends who own cottages. Last year, a good friend with a cottage invited me to join him and some friends for a weekend on Sidney Island. Unlike other gulf islands, it is not well known, but as the name implies, it is very near Sidney BC. sidneyisland.com.

According to the island's website: "Unique in British Columbia, perhaps the world, Sidney Island offers the rare combination of ownership of superb waterfront property with a model of sustainable forestry, limited development of common areas, precious conservation zones and miles of sand beaches. 

It is blessed with a Mediterranean-like climate, warm summers, mild winters and less than 30 inches annual rainfall. Not only is it one of the most picturesque, but the last major undeveloped island in the Gulf Islands chain. 

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!