Real Estate Foundation: Land Awards Gala Dinner November 18, 2010

This is the first time the Real Estate Foundation has held an awards program and it should be an event well worth attending. I will be there since I was pleased to be invited to be one of the judges, along with Gary Runka, Moira Quayle, and a few others who will be there to present awards.

I will share some secrets. The jury was very, very diverse. I was the only architect and developer...the others were an agrologist, landscape architect, leader of the Enviromental Youth Alliance, etc. Furthermore, there were a lot more submissions than any of us expected. In order to facilitate the jurying process, we each had to evaluate all the submissions in the weeks leading up to the jurying date.

However, when we finally got together, we were astounded to discover that in nearly all cases, we were unanimous on the selections. Gary Runka , (one of the principal creators of the ALR and the first GM of the Agricultural Land Commission) and I agreed on 8 of 9 selections. In the past 35 years, we have hardly ever agreed on anything!

It should be a gratifying and entertaining evening. Kennedy is an impressive thinker and speaker, and Gary Mason is still on a roll from his successes at the Webster Awards. While the event is almost sold out, at the time of writing I am told there are some tickets left.

I hope you can join us.

A Remembrance Day movie for those who appreciate those who fight to expose the truth

On the recommendation of members of my Men's Book Club, and the Roundtable Discussion Group, I went to see Fair Game, a movie now playing at the Park Theatre and other cinemas. It is excellent, and well worth seeing for anyone who admires those who are prepared to risk their lives in order to expose the truth.

The movie, based on a couple of books, covers true events leading up to the US war in Iraq. It is not a happy movie, since the tragic consequences of this war will take decades, if not centuries, to overcome. But I recommend it to anyone who would like to see how decisions were made in the Bush administration, to justify a war that should never have happened.

Arbutus Village: One more neighbourhood on the warpath about development?

Frances Bula had a recent post about the community opposition to a proposal to redevelop the Arbutus Village Shopping Centre with a new 'urban village' with a mix of retail, office and housing. Apparently thousands of people have signed a petition opposing the development since the Arbutus Kerrisdale Shaunessey Vision Statement opposed new housing on this parking lot.

I was once a consultant on this proposal. While I suspect the developer and architect would prefer that I not comment, given the many ill-informed comments on Frances' blog, I think some thoughtful planning judgement and common sense needs to be brought to this situation. This is the type of development that must be allowed to proceed.

You can find Frances Bula's post and the notice from ARKS at http://www.francesbula.com/olympic-village/arbutus-one-more-neighbourhood-on-the-warpath-about-development/comment-page-1/#comment-52986. Here are my thoughts:

As a former advisor to Larco on this redevelopment, I am astounded at the mis-information and some of the opinions expressed on this post.

Firstly, unless the proposal has changed dramatically since I was involved, there is no intention to replace retail with housing. Rather, the intention is to retain the food store, liquor store, neighbourhood retail (dry cleaners, restaraurant, etc) and professional offices and ADD housing above, and around the commercial space. The retail will be transformed from a very uncomfortable ‘mall experience’ to a more pleasant street oriented retail.

The architects are Dialogue (formerly Hotson Bakker et al) who were the architects and planners for Granville Island. I was involved with their selection and thought they were a good choice because of their ability to create a pleasant shopping environment.

The residential densities are much highert than the current zoning, but modest compared to some of the new projects around the city. In my opinion, they are quite appropriate for the size and context of the property. The building form is terraced mid-rise, rather than high rise, to relate to the nearby buildings.

I have not seen the latest plans, but if they look like a bunker as one critic has suggested, then they should be modified, since the developer’s intention has always been to create something attractive that will appeal to residents of the area. I understand there is a mix of housing types and sizes.

So why the substantial objection to all of this? Why doesn’t it fit with the ‘vision’?

Because the vision does not support any housing on this large parking area. The vision is absolutely wrong, and those who support it are wrong.

If you can’t add well designed housing to a large parking lot in the middle of an established area, on an arterial road, where should you add housing?

As for those concerned about ‘spot rezoning’, it should be noted that this proposal did go through a comprehensive two stage planning process, establishing a policy framework to serve as the basis for the subsequent rezoning application.

While I like many of the people who are opposed to this development, they should realize that this is precisely the type of redevelopment that should be occuring in our city. I just hope that all of the people in the community who support this development, and I know that there are many, will speak up.

But even if they don’t, it will be a tragedy if this Council would reject this proposal just because hundreds or thousands of people sign a petition against housing on a large parking lot on an arterial road in a part of the city that desperately needs alternative housing choices.

From the North Shore Outlook

Return of the cottage?

Michael Geller begin_of_the_skype_highlighting end_of_the_skype_highlighting argues that the key to affordable housing is to make more efficient use of land. He proposes that this single-family lot could house two residences in a cottage-style duplex, plus one more unit in a carriage house over the garage.

Rob Newell photo

Published: November 03, 2010 2:00 PM
Updated: November 03, 2010 2:19 PM

by Michael McCarthy

At one point, West Vancouver resembled more of a forest – a tiny slice of country life, far away from busy urban life. There were beachfront cottages with lovely gardens and porches that boasted scenic ocean views.

And, if well-known local designer Michael Geller begin_of_the_skype_highlighting end_of_the_skype_highlighting gets his wish, the return of the Craftsman Cottage will soon be upon us, harkening back to the those early, seemingly simpler times.

“What I have in mind is a ‘downsizing but not downscaling’ demonstration project in the block bounded by Esquimalt, 20th Street, Fulton and 21st Street,” says Geller, over a cup of tea. “It’s really infill housing, but making maximum use of the available space in a fashion that fits into the character of the neighbourhood or ‘gentle densification’ that would allow two or three homes to be built on one appropriately located lot.”

Geller’s proposal has been going through the planning and approval process in West Vancouver for some time.

Known as Bowling Green, the properties sit adjacent to the West Van lawn bowling club, next to the seniors’ and community centres just off Marine Drive.

Geller describes this location as a “most suitable” place for this type of housing. His proposal is to redevelop three single-family properties with three smaller duplexes and three coach houses.

West Vancouver city planner Stephen Mikicich explains that the cottages – which are really just duplexes and coach houses – will average about 1,400-square-feet, with one larger unit at 1,700-square-feet. But after several public meetings, he says the community seems split on the proposal.

“There has been some concern expressed about changes to the character of the neighbourhood and about parking,” he says. “Also, will it set a precedent for other projects? But there has also been a lot of interest in new housing like this and a lot of people have told us they like it.”

City staff will report to council in December or January about changes to the Official Community Plan (OCP) amendment effecting this particular block. Any rezoning will not set a precedent for other sites in the city.

In order for this type of housing to be built, Geller says, the proposal will need some help. Required first are both an amendment and a rezoning. Rather than “spot-zone” just these three properties, the District of West Vancouver, with the support of the adjacent property owners, is proposing to amend the OCP) for the full block.

This will allow council to consider re-zoning for the remaining properties, which could be redeveloped over time with similar forms of housing providing they respect the surrounding neighbourhood’s single-family character.

“I am hopeful that this project will be approved in order to help people understand what ‘gentle densification’ could look like in West Vancouver,” says Geller.

On May 18, West Van hosted a public forum on housing titled: “Housing that Fits Us and Fits In,” focussing on the topic of infill housing which said infills could include a detached modest-sized dwelling (1,500-sq.-ft.) added to a property with an existing single-family property.

It could also be two smaller houses sharing one lot. Or, a smaller house on a smaller subdivided plot. A modest-scale attached dwelling units in a duplex (two units) or triplex (three units) would also fit the bill. As discussed in the forum, infill housing is seen as “bridging the gap” in housing choices between the two most prominent options in West Vancouver, a single-family house or an apartment in a multi-family residential building.

“The demand is huge, and there are two main target markets for this sort of development,” Geller explains. “First are the owners of large lots and large houses where the family has left. These ‘empty nesters’ may wish to move to a smaller unit, but they don’t want to move to an apartment or townhouse. Then there are those owners of small houses on small lots. Either way, there is a demand for a new type of housing in West Vancouver. I use the word ‘infill’ because that’s what it really describes.”

Nowhere in the discussions about densification and retaining neighbourhood character is there any mention of another, more serious, subject of aging.

West Vancouver is one of the oldest communities in Canada, and there remains a huge need for appropriate accommodations for those people who have outgrown the homes in which they have always lived.

Geller says he has given this topic much thought, and incorporated his thinking into the overall design of the cottages.

Not only will there be front porches to put up one’s feet and space to raise one’s rose bushes, but each of the two-bedroom duplexes will have its own ensuite bathroom. Not for unwanted offspring to hang around beyond their past due date, but just in case one’s spouse happens to snore or you might need a caregiver nearby. When it comes to building quality infill developments in choice locations, it helps to think of everything.

newsroom@northshoreoutlook.com

Olympic Village Update

Lots of media coverage today on the Olympic Village. There are two stories: one relates to a last minute Vancouver City Council decision last night to lease one of the three social housing/market rental housing projects to a soon to be created entity under the auspices of the Coop Housing Federation (CHF), and appoint another arm of the CHF as interim operators of the other two parcels.

The other story relates to the sale of the market condominiums. Frances Bula writes in the Globe and Mail that the city is refusing to approve the revised pricing schedule, prepared by Bob Rennie and Millennium, until Millennium posts more equity as security.

So what do these stories really mean?

First the social and rental housing. The 252 units cost $110 million excluding land. While I suggested it made sense to sell these units, and make a profit of between $25 and $68 million, (according to the city staff report), to be used to fund other social housing, rather than subsidize them to the tune of $64.1 million, in April Council voted to keep the units as affordable and rental housing. With assistance from BC Housing, the City issued a call for proposals to take over and manage these units. However, only three bids were received and all were rejected by the Province, which was being asked to guarantee the financing for the operators. As a result, six months after the Olympics, the units are all vacant.

The only organization to submit a bid for all three parcels was the Portland Hotel Society, a very capable organization which historically provides housing and services for the 'hard to house' in the Downtown Eastside. Jim Green and many others were advocating that this group be selected by the city to manage the units. I was concerned that if PHS was selected, it could have negative impacts on the value of the unsold condominium units.

Last night Council decided to enter into a lease with a new entity, to be created by the CHF for one of the three projects, rather than the PHS. However, the City also agreed to write down the cost of these units substantially, and to guarantee the financing. While CHF is a better choice than PHS, it seems a shame to be heavily subsidizing the cost of these units, three quarters of which will be 'rented' at market, when they could have been sold. While I am disappointed the units won't be sold, I do have confidence in the CHF to fill up and manage the project in a responsible manner. It will fill up and manage the units for up to two years until the city can find a permanent operator, most likely through another Call for Proposals.

The Condominium Units The bigger story is what is going to happen to the condominium units? Everyone agrees that the prices established by the developer and his marketing team, at levels sufficient to repay the city's loan, are too high for the marketplace. After six months, I'm told that less than 40 units have been sold. Bob Rennie wanted to put in place 'momentum pricing' in order to get sales started, on the expectation that prices could be raised over time. This was the right thing to do. However, since the city is now the lender, it had to approve any price reductions, and it won't. That's right, it won't since it wants assurance that any shortfalls will be covered by the developer....up front. Since the projected shortfall could be in the hundreds of millions, the city is looking for substantial 'security'....either cash or other properties.

However, while I do not know the developer's corporate and personal financial situation, it is unlikely that he can or will put up a lot more money or security at this stage. So, as Frances Bula notes, there's a stand-off. Meanwhile, Millennium is apparently obligated to make another $75 million payment in January.

My prediction? Given all the publicity surrounding the fact that the prices are too high, and the city's decision on the social and rental housing, I suspect that there will not be a lot of sales in the coming months (unless prices are reduced). As a result, the city will take back the project from the developer in the new year, and then what?

Well, I am told that City staff have had discussions with at least one other developer to see if he's interested in buying the project as a block. The problem with this is that the price could well be below the loan amount, and everyone will know just how much the City is losing. I therefore suspect that a more likely scenario is that the majority (or perhaps all) of the units will be rented out...yes, rented out. This way, no one will really know just how much we are losing since we can say that we'll make a big profit on their sale in ten years. And indeed, we might. But my analysis suggests that the monthly losses (since the rents may cover only a third to half of the costs), and the loss of property taxes, etc. will cost the city hundreds of millions for the next ten years.

Will this affect our taxes? Only indirectly, since all the money will likely come out of the Property Endowment Fund..it will likely affect our credit rating, but the losses won't come out of operating budgets. But considering that the city was hoping to get another $173 million from the developer to cover the costs of the shoreline works, parks, community centre, daycare, plaza, etc....the reductions in the Property Endowment Fund will be very, very significant.

A final comment. One of the main financial objections by city staff to my proposal to sell the social/rental housing was that this might compromise the sale of the market units. The mayor also questioned whether there was a market for these units. Meanwhile, Peter Wall has just sold 280 units at prices comparable to what I was proposing for these units...(yes I know these are pre-sales, but....) and at the end of the day, there is a good chance the market units will not be sold! Another irony.

The Heritage and Sustainability Nexus

I am delighted to serve as the moderator for a Vancouver Heritage Foundation symposium happening today at the Wosk Centre for Dialogue. The featured speaker is Carl Elefante, the guy who coined the phrase: “The greenest building is the one that is already built.” He is Director of Sustainable Design at Qunin Evans Architects, Washington, D.C.

While the event is sold out, it is being videotaped and much of the discussion will be available afterwards. Here is the line up:

Keynote Speaker

Carl Elefante, FAIA, LEED AP, Quinn Evans Architects, Washington D.C.

Carl Elefante is Director of Sustainability for Quinn Evans Architects, with offices in Washington DC and Ann Arbor, Michigan, and design principal for a broad spectrum of projects including architecture, historic preservation, and community revitalization. Mr. Elefante lectures nationally on historic preservation and sustainable design topics. Mr. Elefante served on the Sustainable Communities Task Force of President Clinton’s Council on Sustainable Development and sits on the Board of Directors of AIA Maryland and the Association for Preservation Technology International.

GREENEST CITY 2020

Mark Hartman, Buildings Energy Programs Manager at City Of Vancouver

Mark works in the Sustainability Group at the City of Vancouver. He is responsible for meeting city council's climate protection and sustainability-related targets to lower the energy use and associated greenhouse gases in new and existing buildings. In addition to working on Vancouver's new Green Homes Program, Vancouver's upcoming commercial renovation by-law, and projects related to the retrofit of civic facilities, Mark has established a number of community incentive programs to encourage conservation in existing residential and commercial buildings to help Vancouver work towards its goal of becoming the greenest city in the world by 2020. Mark has worked 25 years in the energy industry, holds an M.B.A. from Heriot-Watt University and is a LEED accredited professional.

Now House® -- Zero Energy Retrofits

Lorraine Gauthier, Partner, Work Worth Doing

Lorraine Gauthier is co-founder of Work Worth Doing a design firm with a mission to create positive social and environmental change. Since 2006, Lorraine has led the firm’s boldest enterprise, the Now House project – an award winning process for retrofitting older homes to near zero energy use. Their first Now House was completed in Toronto in 2008, and was selected as one of 12 winning projects from across Canada in CMHC’s Equilibrium Sustainable Housing Design Competition. The team has replicated the Now House process in four cities in Ontario including, most recently, the Now House Windsor 5 project carried out with Windsor Essex Community Housing Corporation. Lorraine has served on the faculty of design at OCAD University and is a member of the board of Homes First Foundation, supporting homeless families and individuals in Toronto.

Energy Efficiency in Traditional Homes

1. NATALIE CUSHING, CITY GREEN SOLUTIONS

Natalie is a recent graduate of the Environmental Technologies program at Camosun College. She has been involved in many local environmental groups, including Swan Lake Nature Sanctuary, LifeCycles Project Society, Camosun Students for Environmental Awareness, and the Compost Education Centre, where she has been a board member for the past two years. Past work experience in this field includes stints as Project Assistant for the Black Gold Challenge at the Compost Education Centre and as Project Coordinator for the Homes and Habitats project – a four-home naturescape project at Habitat for Humanity site. Recently Natalie’s focus has shifted to urban issues, including participating in her local neighbourhood action group and conducting a research project on boulevard trees health and sustainability. Natalie assists the Executive Director and Coordinators in a variety of business and program development projects.

2. Pam Copley or Richard Linzey,

Province of British Columbia Heritage Branch

LEED FOR EXISTING BUILDINGS + GREEN-UP

Daniel Roberts, Dip. Eng. Design, LEED® AP, Kane Consulting

As Founder of Kane Consulting, Daniel is committed to providing a synergistic approach for the advancement of sustainable design from individual buildings, to our community and beyond. He has a strong understanding of the integrated design process and believes this holistic process is ideal in aiding a project team to fulfill their sustainability goals. Daniel has a proven track record as a strong resource for implementing sustainable design practices and has extensive project experience utilizing the LEED at every level.

CASE STUDY: BUSBY PERKINS + WILL OFFICE

David Dove, MAIBC, MRAIC, LEED® A.P., Busby Perkins + Will

David Dove is a Principal with the award-winning Vancouver office of Busby Perkins+Will, which has been producing leading-edge Green building designs for 25 years. David leads the firm’s Civic, Corporate, Commercial / Mixed-use studios. With a portfolio of projects that range from the 65 s.m. White Rock Operations Centre (Canada’s first LEED Gold new construction building) to a 95,000 sm Marine Gateway mixed-use development, the common thread of David’s work is an adherence to a rigorous modern aesthetic and a commitment to sustainable design solutions. David has worked on projects in Canada, the US and overseas and has lectured broadly on issues of Sustainable Architecture and the work of his office.

NATHANIEL FUNK M Arch, IA (NCARB), Shape Architecture

Case Study: 662 + 666 Union Street

Nathaniel brings a critical and exploratory approach to SHAPE. His experience with large commercial projects, residential design and material fabrication enables him to deliver projects of all scales and complexity. Before arriving in Vancouver, Nathaniel spent several years practicing architecture in Chicago where he played a significant role on the award winning Macomb Daily Press Hall, Hospira Laboratory and Technical Center and the Kalamazoo International Airport. His work with the University of Chicago, Michigan State University and Abbott Laboratories has given him experience managing technical and visioning aspects of institutional projects. Nathaniel holds a Bachelor of Arts in Architecture from Judson University and a Master of Architecture from UBC. He continues to pursue research in digital design and fabrication and he maintains an architecture instructor position at Arts Umbrella in Vancouver. Nathaniel is currently taking the lead on coordinating the construction of the UBC Tennis Centre.

EESMYAL SANTOS-BRAULT, Dip. M.Tech., LEED AP

Principal, Recollective Consulting

Case Study: Friedman Building, UBC

Eesmyal has over eight years experience in the field of sustainable design and has worked as a green building strategist and LEED consultant since 2003. His building industry experience includes office, institutional, laboratories, residential, mixed-use, and heath care facilities. Eesmyal was a LEED project reviewer for the Canada Green Building Council and has played a leading or support role on over 40 LEED projects. He is very active in the Vancouver green building community and serves on several committees and initiatives. In addition to his green building background, Eesmyal spent several years working for environmental organizations in the fields of renewable energy research and climate change education. Eesmyal is a Director of Open Green Building Society, an NGO dedicated to the creation and advancement of freely available open-source green building resources. He is also a Director of Vancouver Design Nerds Society, a network of collaborating designers and artists who share a desire to engage design opportunities with a spirit of creative play and to challenge the normative environment of the city.

STEPHANIE MAINGOT, (and John Flipse)

Case Study: 1636 Charles St.

Stephanie & John’s Edwardian house just turned 100-years-old and is still standing strong! It was featured on the 2008 VHF heritage house tour, as well as in VHF publication “New Life, Old Buildings.” It’s in the heart of Commercial Drive, one of Vancouver’s most eclectic neighbourhoods. Stephanie says, “I first fell in love with Commercial Drive when studying for my undergraduate degree. I shared the upper floor of a heritage home just a few blocks away from where we live now. My roommate and I each had a little balcony off our bedrooms, with stunning views of the cityscape and mountains. That’s when my dream of buying and renovating a character home in the area first took root.” In 2004, Stephanie and John renovated their unfinished basement with these principles in mind: a long-standing appreciation for heritage architecture and preservation, energy efficiency, and the effective use of space. Now we’re official amateur designers, decorators, building contractors, painters, and much more!

Homeowners are often left so shell-shocked by renovating heritage properties, they swear they’ll never do it again. This is unfortunate, since learning effects are lost and preservation is such an important contribution to sustainability. To help remedy this, Stephanie is currently working on a book proposal entitled Dodging Divorce Dust: A Homeowner’s Guide to Renovations with Happy Endings. The book concentrates on the emotional world of homeowners, helping them navigate the psychological pitfalls of renovating. Sample chapters include “Keeping Renovations Family Friendly,” and “Renovating with a Conscience.”

Peace it together

When my daughter Georgia was 11, she set off for a month in Bogata, Columbia. She was part of a program called Children's International Summer Village (CISV), founded by a woman in Cincinatti who believed that children who met one another from around the world when they were young, would be less likely to kill one another in wars when they got older. Each year 44 eleven year olds from 11 countries gather in 'villages' around the world and learn about each others customs, values, and ways of life. They also learn how similar they are.

A few years ago, I was introduced to another wonderful program that tries to foster world peace by bringing together younger people. In this case they are Palestinians, Jews and Canadians and they are brought together through a joint film-making program. Today I received some information about this years program and am taking the liberty of sharing it, just to let you know about the kinds of initiatives that are taking place 'behind the scenes', and on the off chance you might know of someone who might want to participate.

Hello Michael, We hope you'll take a minute to read some of the latest news here at Peace it Together... Seeking: The Next Generation of Creative Peace-Builders The application process is now open to find committed and creative Israeli and Palestinian University students between the ages of 20-25, to participate in our upcoming 2011 program. If you are interested in participating, or if you want to find out more details about the program, please download an application form. *Feel free to send our announcement to friends and family who you believe would be interested in applying* Please note that the Canadian student application process will follow later this year or in early 2011. Why University Students? While our past programs have focused on engaging high school students, our 2011 program will focus instead on university students. As a long-term strategy we are developing a model that can be easily transferred to other conflicts; this process requires us to be exploratory. We have had great results with our past teenage participants and it is time to see our program in action with young adults. Our hope is that university students- who are already on a path in life that includes a vision of peace-building -will have the time, drive and even greater resources and opportunities to become committed ambassadors for peace in their communities. UBC Focus Group - A Success A very big ‘thank you’ to everyone who made it out to our September focus group at UBC. We had engaging discussions and received valuable input about how our Canadian participants can impact their communities once the summer portion of our program is over. Questions that emerged included: -What would a university peace-building society look like in terms of its goals and functions? -How can Peace it Together best support people who want to start a similar program in their own community? -In what other contexts would Peace it Together’s model work well? Send us your own thoughts on these questions – we would love to have your input. Events in Vancouver Reena Lazar, Peace it Together's Executive Director, will be participating in two very interesting discussions this month; please join us if you are able! How the Arts Support Societies in Civil Conflict Part of the Chan-Connect Series ‘Art as Activism’ [Panelists include Mexican singer and activist Lila Downs] When: Nov 8th, 7:30pm Where: Royal Bank Cinema at the Chan Centre for Performing Arts (6331 Crescent Road, Vancouver) More Information With Earth and Each Other: A Virtual Rally for a Better Middle East When: Nov 14th, 9:30am Where: Or Shalom (710 East 10th Ave, Vancouver) Register to attend Peace it Together is Now on twitter We’ve just joined one of the Internet’s largest and most active communities! On Twitter we’ll be spreading news about Peace it Together’s work and connecting with the ever-growing number of people committed to peace building. Follow @peacefilms and send us a tweet to say hello. Introducing… Welcome to Rami Azzam, Peace it Together’s new Online Communications Director and Emily Parsons Dickau, our Communications and Fund-Raising Assistant. We're also pleased to introduce two new regional coordinators for our 2011 program: Khalil Bader our Palestinian Project Coordinator and Yiftach Ron our Israeli Project Coordinator. Help us raise $30,000 by the end of 2010! Your generous tax-deductible donation will help cover the cost of planning and preparing for our 2011 program. Please support us by donating today and telling your friends and family about the work that we do. If you are interested in partnering with us to raise funds by sending out a sponsorship letter (or e-mail) to friends and family, let us know! We will happily send you a draft letter that you can personalize and send to others. Together we can empower youth and create meaningful change in the Middle East. Peace, Shalom, Salaam.