Tag Archives: Planning

Rebellion in the neighbourhood | The Global Canadian

Comment by Voices:  Comparison of current growth in the City of North Van, the target in the Regional Growth Strategy for 2031 was 28,000 dwelling units. Currently planned are 31,192 (exceeding the 2041 targets). All details are on our ‘Statistics’ page or here for specific details:   https://nvcityvoices.files.wordpress.com/2018/01/cnv_housing-units-january-2018.xls

Article in The Global Canadian:

Residents built our communities but now see a decline in quality of life due to disruption caused by endless rebuilding By Corrie Kost I feel like an end of an era in municipal governance is about to take place. In my opinion, and this is a change I’d welcome, many municipalities in the lower mainland …

Source: Rebellion in the neighbourhood | The Global Canadian

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Questions abound – Anthem/Eastern

Comment from Voices:  We have received a copy of the following email from a long time City of North Van resident concerning the Anthem development proposal at Eastern Ave and 17th Street in the City.   The resident attended the ‘developer information session’ this week and has the following questions for the City and the developer:

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‘No Councillors were at this meeting that I could see. 

I talked to the Development and Relocation Consultant who was there and he explained his role. 
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The consultant  lives near Broadway and Cambie, not in North Vancouver.
It would have been a nice gesture if members of Council were there. Are we their enemies? 
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The employees from Anthem politely answered questions which they are supposed to do; they are obliged to give the party line that everything is the best of all possible worlds, when they must know that tearing up the neighbourhood is shameful. 
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On the other hand, maybe they don’t know the long term effects on life quality of this kind of expansion.
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The key issue the Council and the planners must face is that the OCP that is being administered for this part of North Vancouver means that all the worst aspects of urban expansion will take place with no logic or rationale that anyone who knows about these matters and who live here can understand: other than expand and then pay the price of congestion and living with aesthetically cookie cutter buildings which this one will be, I am sorry to say. 
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Anyone who looks at urban expansion in, say,  The Netherlands and Germany will see that the new high rises in North Vancouver around 13th, as well as the sprawling clunky ones around 21st St West, are not  buildings that one might admire. They are like warehouses.
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Since there are plans for expansion of housing north of Harry Jerome citizens of North Vancouver need to know why these high-rises are being tossed up now in this vulnerable area of the town. ‘

Unsettled Place of Transience?

Comment from Voices:  We have received the following version of a letter sent to North Vancouver City Council from a long time resident:

Is North Vancouver Now an Unsettled Place of Transience – Not A City? 

One issue about population growth: the enormous stress on the hospital. 

It is the only hospital on the North Shore and serves, as we know, the entire area from Deep Cove to Squamish and the Sunshine Coast: developments at 13th St and also along the entire Marine Drive and also 3rd street from St. George eastward etc. and at the foot of the cut grow buildings like mushrooms. 

Calling us a “City” is a misnomer; this is not a “city” anymore; it is an enclave that is a lacework of different kinds of settlements, small neighbourhoods, suburbs and bridge ways, which give it its character. 

The character now: sprawl and barely manageable growth. It is place of ‘transience’ and unsettled growth. 

As Council knows working people come to the North Shore from all over the Lower Mainland because they can’t afford to live here. 

For many the place has become little more than passageways from one place to another. 

This Transience! 

The dislocated renters will learn about ‘transience’ very quickly when they are forced to move. 

Who represents them? 

I’ll tell you a story perhaps representative: our Dr. in the Lower Lonsdale area moved his practice to Vancouver. We experienced what happens in finding a Dr. that is not a walk-in clinic. 

Most Dr.s on the North shore are not taking new patients unless in a walk-in clinic. We found out. 

Yet “we” are piling the people in. Who is the “We”? 
Especially one can add when so few voters in the City or District actually vote? Where is the “we”? 

The increase in population for example. Rrcently the rise in flu cases; many took their flu to the hospital because they don’t have a Doctor. 
Canadian statistics show this. 

The increase in population will further stress the lifeworld facilities. 
We know that the increase in population has moved beyond the predicted optimum that was planned. 

Yet development continues? 

We have experienced first hand the waiting time and the stress of the staff at the hospital who do their best. 
We eventually found a Dr. after many weeks of searching; this is a marker that is indicative of the reality. 

The Planning Department can produce a study of the indicators of the quality of the everyday way of life 

and see where ‘we’ stack up? 

-From a Very (very) Long Time North Vancouver Resident.

Eastern Ave- 13 storeys, 225 units

Developer’s Information Session coming up: January 31 6-8pm 125 West 15th (Legion) for a new proposal by Anthem Properties at 1600 Eastern Avenue.  The Mayor and Councillor Keating were recipients of campaign donations from Anthem in 2014.  The proposed density is 3.3 FSR.

We (Voices) have received a copy of the following submission from a concerned resident in the area, which has been submitted to Anthem:

Dear Emily Howard
Community Relations Manager
Anthem Eastern Apartments LP
cc. Planning cnv.
__________________________
I will be attending the Information Session on January 31 to hear about your proposal for the new massive development in our neighborhood.
I’m sure other residents of The Sovereign will be there and will want to know about your plans.
This message is directed to both Anthem and Planning CNV and several Council members.
Here are some questions which you might want to address:  
1. What is the rent scale that Anthem proposes? 
2. Will there be options for affordable rent for the renters who will be affected who now live in the apartments on the East side of Eastern Ave.?
3. What kind of traffic survey and analysis has been done? What does it show?
   The traffic in this area is circumscribed by through-arteries to Grand Blvd.,Lynn Valley,
   and beyond, and the Upper Levels. Traffic on St. George and the hospital is considerable as well.
   17 th. is a shortcut to Grand Blvd. and the Upper Levels.  
4. Traffic to and from Loblaws, bus routes on 15th, fire, police, ambulances, delivery and service vehicles spread are now spread throughout these narrow streets. A huge development will take place on St. George and 15th adding more congestion to the already stressed neighborhood.
5. This is a small residential neighborhood with a specific character;  this massive development will once again promote urban growth and see development take charge of the way of life. What if any amenities is Anthem returning for this density? The intersection at Eastern and 17th and Eastern and 15th is already a  dangerously congested intersection for pedestrians and automobiles. The neighborhood has  many older people who use walkers, families who walk with small children and strollers.  The entrance and exit to Loblaws on both 17th and Eastern impinges on sidewalk traffic.
6. Where is the entrance and exit going to be for Anthem Eastern Apartments?
Thank you for your attention to these issues. 
— 
Jerry Zaslove 

 

City of North Van approves condos for Telus site

Comment from Voices:  We have also posted a letter to the NS News from Linda Heese (name mis-spelled in the article) as well as comments to her letter:

https://nvcityvoices.wordpress.com/2018/01/23/oct-18-cannot-come-soon-enough/

Article in the NS News:

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City of North Vancouver council voted on Monday to allow for 179 condo units at 150 East Eighth St.

Despite neighbourhood outcry over a shortage of parking and an excess of density, four out of seven councillors favoured construction of two six-storey buildings as well as 17 ground-floor townhomes.

Besides being “13 townhouses wide,” one six-storey building becomes seven storeys where the sloping site reaches its lowest point, noted neighbour Linda Hayes.

The site resembles a right-angle triangle with the longer sides running along East 11th and Eighth streets and the point jutting towards Lonsdale Avenue.

The project’s mass and height will leave neighbours “dwarfed” while failing to provide housing the city needs, Hayes argued.

“This is a market condo building, not affordable housing,” she said.

While there’s a theory that greater density will breed affordability, the North Shore’s increase in density hasn’t provided “any marked improvement in affordability,” Coun. Don Bell noted.

“We’re seeing a changing demographic on the North Shore that is worrying to me,” he said. “We’re seeing people being driven away because of economics,” he said.

Mayor Darrell Mussatto conceded that developer Crest Adera will sell the units for “as much as they can,” but he countered that the project is still more affordable than buying a single-family home.

The project is near the 229 and 230 bus routes, close to shops, and a quick hop from the Green Necklace cycling route.

“If you’re going to put density somewhere, this is the place you’re going to put it,” Mussatto said.

The city’s guidelines allow a maximum of six storeys on the site – measured from the highest point of the lot. Those parameters limit floor space ratio – which measures the project’s total floor area against its lot size – to 2.6, which includes a 1.0 FSR bonus.

The developer is slated to pay $8.1 million for that extra density, of which $1.6 million is earmarked for the city’s affordable reserve fund and $6.5 million for the civic amenity reserve fund.

That money “can go right to Harry Jerome,” Mussatto said, noting the high cost of the forthcoming recreation centre.

The financial arrangement didn’t persuade Coun. Rod Clark to support the development.

“I don’t want cash in lieu,” he said. “I want the affordable housing units.”

The project’s preliminary application included 12 units at below-market rates. That component was scrapped.

Clark suggested the development was “shoehorning density in an area that’s already pretty dense.”

The project includes 235 parking spots, including 30 spaces for Telus employees who will work in the building on the eastern side of the site.

The extra density will exacerbate a parking scarcity that has sent many customers into the large parking lots around Park Royal in West Vancouver, said Coun. Pam Bookham.

“We’ve been hearing a lot from our business owners about the challenges of providing adequate street parking for their customers,” she said, mentioning the challenges faced by customers at the Club 16 fitness centre on Lonsdale.

If North Vancouver wants to support a small business community, as opposed to a mall, “we need more people,” Coun. Linda Buchanan argued.

Buchanan also took issue with her council colleagues calling for affordable rental.

“It is pretty rich for some councillors to say we need more purpose rental building when they in fact (voted against) a purpose rental building two blocks up the street.”

The market development is essential for North Vancouverites who want to own rather than rent, she said.

“These young people in our community need to have hope that they can actually afford to buy something in our community.”

Coun. Holly Back praised the developer for providing ample parking and an off-leash dog park.

“I don’t see how this six-storey building is going to overshadow anything,” she said. “The Telus building has been pretty ugly there for the last 50 years so thank you for beautifying the area.”

While housing prices have risen amid an “unprecedented building boom,” Coun. Craig Keating reminded the packed chamber about the delicate nature of council’s responsibilities.

“I would not sit here in front of council and say, ‘I’m the councillor who’s going to help everybody’s housing prices go down,’ because if you own the house you don’t like that idea,” he said, adding that it’s a different matter for residents hoping to buy homes.

The project should, “help us replace the single-family home,” he said.

Council’s decision was supported by Philip Tarrant, who described himself as a millennial in support of density.

“Density is the only way my generation can afford to live and buy homes on the North Shore,” he said. “Adera will take an under-utilized property in a great location and turn it into 179 new homes.”

The units range between 600 and 1,900 square feet.

Crest Adera is also on the hook for $635,000 worth of in-kind contributions, including a dog park facilitated by moving the cul-de-sac eastward, public art, and the relocation of the grizzly bear sculpture on Lonsdale Avenue and Eighth Street.

Source: City of North Van approves condos for Telus site

Public Hearing Jan 22- 150 E 8th

Following is a request for residents to attend the Public Hearing tomorrow. Full details are on the “news” page of this website:

Below is a summary of this project and a few bullets on the issues.
It would be much appreciated if local people would make comments to 
Council by 4 pm tomorrow.
Once again, this project is at the absolute maximum height and mass, and 
will not fit well into the established neighbourhood.
It is a shame that our city planners do not live in our neighbourhood 
and therefore are not part of the community.
Please add whatever words you can to encourage people to attend and/or 
send messages to council – Adera has shop owners from lower Lonsdale 
sending messages saying it is all wonderful, and dog walkers from all 
over are sending their praises for a dog park! – unbelievable stuff!
The fight continues.

PUBLIC HEARING for 150 East 8th Street – (TELUS site)

MONDAY, Jan. 22 – City Hall – 6:30 pm

Project Summary:

  • 179 units – all market condo
    • 17 town houses; 162 apartments
  • 7 storeys high on E 8th St. (maximum OCP height 6 storeys)
  • 2.6 FSR (floor space ratio) (OCP is 1.6 with a maximum of 1 additional possible

to achieve additional public benefits or amenities’ ‘at Council’s absolute discretion’.)

  • parking for 205 cars + bicycles

Issues:

  • massive building, 7 storeys high all along E 8th **
    • floor height and building siting make it equal to the 9 storeys on E Keith towers
    • more than 2 storeys higher than current 7 storey buildings on E Keith
    • long and tall massive building compared to the E 8th, 11th & St. Georges buildings
  • driveway – only one entrance & exit into laneway at east end – shared by 1033 St. Georges and the TELUS parking (30 spaces)
  • no affordable housing component in this project
  • unnecessary additional condo units – already exceed 2041 Regional Growth numbers
  • suggestion by Adera for a dog park – on property which is already city owned

**Height of Building – the 6 storey maximum is being measured from the highest area of the property and being used to justify 7 storeys for the majority of the development.

REQUEST:

  • Council not to pass this proposal without amendments
  • reduce the proposal to 6 storey maximum height throughout the project
    • this would reduce the neighbourhood impact & only eliminate 29 units
    • it would reduce the cost to build & somewhat reduce the amenity payment to the City
  • the driveway/traffic issue needs further study

What happened to Moodyville?

 

Comment from Voices: We drove along East 3rd last week from Lonsdale to try to get a sense of what is happening in Moodyville.  This has been touted as a Master Planned Community – pre-zoned to support a compact, accessible, resilient, adaptable, healthy, diverse, age-friendly community.  We’d seen lots of real estate ads, stating ‘starting from $1.3Million’!  A resident stepped up to speak at public input at the City Council meeting last night.  Her script and video link follow.  Quoting “If you haven’t seen what is happening there…..you should”.

Cathy Lewis (resident):

I attended the Developer Info session for the first phases of an over 8 acre site in Moodyville, being built by one developer.

If you haven’t seen what is happening there…..you should.

Because this area is “pre”zoned these developments will not be coming to council.  

This phase on E 2nd proposes 108- 3 bedroom stacked townhomes and duplexes with 194 parking stalls.

The building design is like most other developments all along East 3rd St.  Nothing very innovative.

They advertise this as a “planned” community, but there really is no “community” being planned here.

Amenities are: the “living lane” which is just a curvey, landscaped driveway, where all vehicles need to travel to access the underground parking, as well as some outdoor benches and green pathways throughout the complex.

It may be true that a community is made by the people who live there not the buildings, however this design does not encourage that.

There is no public space for meetings or social functions.

Presumably these units will appeal to families with children. However the design does not address children at all. Where will they play, where is the daycare, school or recreation?

More vehicle trips per day to plug up the roads. The closest shopping is a car trip away if you are buying for a family.

At around $1000 a square foot these will probably only be affordable to well off, double income families. Where’s the diversity? Where are the renters?

If this is an indication of what we can expect for the rest of the 8 ½ acre site. It’s a terrible shame.

A lot of people will be living here, there’s no planning for the ripple out effects this mega project will have to the adjacent neighbourhoods or the whole city.

This is irresponsible development.

What happened to Moodyville?……… It’s now in the hands of the developers and who cares.

We’ve failed her again……. North shore’s historic community deserves better.

Watch video here:  (2 minutes)  https://youtu.be/GnbmXwwjpYI