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Petition to Van Council: Vote Down the Arbutus Mall Rezoning

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Council: Vote Down the Arbutus Mall Rezoning Amendment

We, the undersigned residents of Vancouver, call on City Council to respect due process and community input, and to reject the rezoning amendment for 2133 Nanton Avenue (Arbutus Centre), which goes to public hearing on July 18th, at 6:00pm.

The application seeks to add 127 new units to the development and to increase the maximum height from 8 storeys to 12!

The developer’s stated rationale for their application is to provide more housing in the midst of Vancouver’s housing crisis, but even with the new proposed social housing and below-market units in the amendment, the majority of the development will still to be out of reach for lower and middle-income residents.

If Council approves the amendment, they will be backtracking on a 2011 rezoning agreement based on years of community consultation in exchange for a negligible contribution to affordable housing.

In order for residents to be able to trust the city and its planning process, Council should vote NO to the Arbutus Mall rezoning!

Contact Octavian Cadabeschi for more info at 604-813-2105, or
ocadabeschi (at) unitehere.org

Note the email address has been munged to reduce the impact of robot scrapers

This petition can also be submitted online

You could also print off the text above and add signatures, names and addresses below and send to City Hall.

Written by Stephen Rees

July 9, 2018 at 12:04 pm

Posted in Urban Planning

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Arbutus Centre Public Hearing

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We have now received a notice from the City that there will be a Public Hearing on Wednesday July 18 at 6pm at Vancouver City Hall in the Council Chamber.

I wrote about this development back in February. The city webpage on the proposal includes the Policy Report considered at the Council Meeting on June 19. This is a substantial document but if you are concerned about the way that the originally approved project has now been expanded you should read it.

The important bit seems to be:

This report evaluates an application to amend the existing CD-1 By-law for the site at 2133 Nanton Avenue and 4189 Yew Street to permit the development of an additional 8,016 sq. m (86,283 sq. ft.) of secured rental and social housing residential floor area. The proposal is intended to help address housing needs in the area and changing conditions since the previous rezoning. The proposed amendment would result in 25 additional units of social housing accommodated in the development of Block A. The application also includes an expanded Neighbourhood House and Adult Day Centre, additional secured market and below-market rental housing, as well as a contribution towards construction of the Arbutus Greenway. A reduction of 1,000 sq. m (10,764 sq. ft.) of office space is proposed.

The application has been assessed and found to generally meet the intent of the Arbutus Centre Policy Statement and other City policies. Staff support the application subject to design development and other conditions outlined in Appendix B. It is recommended that the application be referred to Public Hearing, with the recommendation of the General Manager of Planning, Urban Design and Sustainability to approve it, subject to the Public Hearing and to the conditions in Appendix B.

The details in Appendix B are extensive and deal with issues like massing and shadowing.

The report on Public Consultation indicates that most people who went to the open house opposed the increase, but the staff feel that current council policies override that consideration.

The text on the City’s Notice of Public Hearing is as follows:

Council will consider amendments to CD-1(642) (Comprehensive Development) District to:

  • add additional residential density

  • increase the maximum allowable building heights on the western portion of the site from 57m (187ft) to 60m (197ft) for Block C and from 57m (187ft) to 72m (236ft) for block D

  • to increase the number of social housing units by 25

  • to increase the size of the Neighbourhood House and Adult Day Centre

  • to add additional secured market and below market rental housing

  • reduce the amount of office space by 1000 sq. m. (10,764 sq. ft.)

The proposal is causing concern and UniteHere Local 40 is organising an Emergency Community Meeting on Thursday July 5th at 6pm to 8 pm in the Kerrisdale Community Centre Room 005

Anyone may register to speak at the Public Hearing starting from 8:30am Friday July 6, 2018 until 5pm on Wednesday July 18 at publichearing@vancouver.ca or by phone 604 829 4238 or in person from 5:30 to 6pm on the day of the Public Hearing. You may also submit comments to publichearing@vancouver.ca or by mail to the City Clerk’s Office at City Hall, 453 West 12th Avenue, Vancouver BC V5Y 1V4. All submitted comments will be distributed to Council and posted on the City’s website.

The main problem I have with this process is that it treats this site and this development in isolation. Since there is no City Plan, this is common to every development proposal. There is no assessment of the cumulative impact of all of the developments that are going to happen in the neighbourhood. Redevelopments of a number of sites in the immediate vicinity include Amica, Quilchena Gardens townhouses (Yew and Eddington) and the McBain strata (townhouses and a three storey condo) on the corner of Valley and King Edward. Other redevelopments are highly likely since the development of Arbutus Village started in 1984 and most of the larger condos show signs of age and are in need of significant upgrades/repairs. Developers are already showing interest. If the proposal to increase the building heights in the Centre are approved, this would increase the incentive to replace the existing townhouses and six storey condo buildings with much taller towers. While the City staff appear confident that the local transportation system can cope with the increment of development in this amended zoning proposal, the cumulative impact of all of these developments is an order of magnitude greater than what is here today.

Along Arbutus Street from Valley to 33rd Avenue, the development is currently low rise but is already in the process of being replaced – and it is highly likely to be seen on the block adjacent to Arbutus Centre as well.

Each one of these developments will be considered in due course in isolation. This type of spot rezoning is common in Vancouver, but is a recipe for failure. It is one of the reasons that at least one candidate for Mayor in the October 20th election, Patrick Condon, is calling for a City wide Plan. If you fail to plan, you plan to fail.

Complete Disclosure – I live in the 6 storey building adjacent to Block C. It is already on the market with Colliers and is attracting the interest of developers.  No decision has yet been made by the owners who are considering the choice between sale and extensive renovations.

Written by Stephen Rees

June 30, 2018 at 11:53 am

Consultations on the BLine for 41st and the Greenway

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Thanks to Rick Jelfs of Transport Action BC for the heads up on two sets of consultations going on at present. This illustration comes from the City of Vancouver’s PDF of the Arbutus Greenway in its expected final form with a streetcar!

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  • TransLink is asking for public input on four new B-Line routes – 41st Ave (UBC – Joyce Stn);  Fraser Hwy (Surrey Central – Langley); Lougheed Hwy (Coquitlam Central – Maple Ridge); Marine Drive (Dundarave – Phibbs Exchange). The 41st Ave. proposal includes the return of local trolley coach service along 41st Ave. More information at https://www.translink.ca/bline.
  • Vancouver has a “proposed design concept” for the Arbutus Greenway at http://vancouver.ca/streets-transportation/arbutus-greenway.aspx

I must admit I was a bit sceptical of the 41st Avenue B-Line until I saw what was actually proposed – which involves a considerable change to the current #41 – which would be cut back to Crown and would use trolleybuses – which is something that I have been pushing whenever anyone would listen for many years.

2149 Training on 41st at Cambie

Trolleybuses aren’t used on the 41 right now, but the wires on 41st are used for training and relocating trolleys. Probably much less now that Oakridge OMC has been sold.

V9486 Hybrid

The current generation of hybrid Novabus, has a final electric drive – but no poles even though 600v is within easy reach.

Xcelsior bendy on 41st at Arbutus

The articulated buses used on the 43 and 49 that will be on the B Line

BYD Battery Bus

The short lived experiment with loaned battery buses from China (BYD). Another trial of different battery buses was recently announced. They will be able to charge along the route (100 Marine Drive) but again not using trolleypoles.  All those pictures were taken by me along West 41st Avenue.

I am of course also pleased to see a cross North Shore B Line running through both West and North Vancouver. I was involved with the first groundbreaking bus service to cut through the iron curtain that used to separate transit on that side of the water. There is even talk of combining City and District in North Van which at that time was unthinkable! But I digress. Even if you can’t manage the open houses you can still do the surveys.

Written by Stephen Rees

April 20, 2018 at 10:45 am

Weekly Photo Challenge: Favourite Place

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Favourite Place (and yes I have anglicised the spelling) ought to be harder to pick. But “you don’t know what you’ve got ’til it’s gone” and while there are many places in Vancouver that I could pick, the loss of our view cones and corridors is one I feel very strongly about. We are blessed with a place of quite extraordinary beauty – a deep inlet (actually a fjord) at the foot of the North Shore mountains. For a long time Vancouver was mostly concerned about cutting down trees and making stuff from them. The old growth forest is almost gone except for one or two areas of park managed to make it look like we imagine it ought to have looked. Stanley Park is actually just one of several such places.

For as long as I have been here, there was a firm policy to protect the view of the North Shore mountains and the inlet from a number of significant places. Now the pressure to allow ever more taller towers across the city means that these views are vanishing. And one such development is right next to where I live. I took this photo with my phone while walking on the Arbutus Greenway at W 37th Avenue. Overlooking Quilchena Park with a spectacular view – and two tall cranes in the process of blocking that view with condos. The developer has recently gone back to the City to ask for permission to add more floors to the part of the development nearest to our six storey building.

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The roof of our building is just below the height of the current tree canopy, so it almost invisible. The new buildings will be up to 72m (263 ft). The developer says that fits the view because it would match the nearest skyline of the North Shore mountains: the snow capped peaks will still peer over the top. The City has yet to rule on this proposal, and I took the photo so I would be able to look back in future at what we will have lost if the developer gets what he wants.

I went back and took a picture with my camera using the zoom lens.

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Written by Stephen Rees

March 21, 2018 at 10:35 am

Rezoning the Arbutus Development

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Arbutus Rezone

I had thought that I had written something here about the redevelopment of the Arbutus Mall which is just next door to where I live. I am actually quite surprised that I haven’t been able to find anything. It is mostly on flickr. So to give you a very quick background, when Arbutus Village was first built it was a real exercise in being a complete community. There were apartments and townhouses, a park and a shopping centre which included some local services, like dentists and insurance offices, as well as a recreation centre. The Mall had a large Safeway as its anchor tenant as well as a liquor store, bank, dollar store and so on, with a significant amount of surface parking between the buildings and Arbutus Street.

Arbutus Mall 4.6.17 panorama

A couple of years ago, a new development was approved to excavate the parking lot and build more apartments over commercial and retail space on the ground floor, with parking underground.  I was quite pleased to see that start construction as the huge high level flood lights for the parking had been shining into our apartment windows all night long.  The light pollution meant we could never see any stars. It also interfered with my sleep. Of course it was a blow to see all the small businesses disappear. Safeway kept the pharmacy open – a requirement of their license, with a small convenience store providing essentials. The Liquor Store also stayed open to protect its grandfathered rights which might otherwise be lost due to the proximity of the Prince of Wales High School. The post office tried to stay open but couldn’t, due to lack of foot traffic. And we lost our recreation centre to commercial operations of a dance school and a swimming school. At least the indoor pool now saw much more use than formerly.

Arbutus Mall redevelopment pan

The scale of the proposed development was roughly equivalent to the buildings around it. There are three condo buildings of six storeys – known around here as “high rise”. What the developer was going to build was not too different – and there would be more townhouses and a wider social mix as the city was insisting on more rental units. Once development got underway on the first two buildings, the developer (Larco) applied for greater density on the part of the site closer to our building and the park. This evening we went to an Open House. The information on the many boards around the room is available on the city web page . There are a lot of documents there too.

The City Vancouver has received a rezoning application for 2133 Nanton Avenue (the Arbutus Centre) to amend the existing CD-1 (642) (Comprehensive Development) District. The proposal would increase the residential floor area, including an increase in the number of market and social housing units. The specific amendments include:

  • An increase in the maximum allowable floor space for all uses from 67,065 sq. m (721,881 sq. ft) to 77,611 sq. m (835,400 sq. ft.). The additional floor space is to be accommodated on Blocks C and D (the western portion of the site).
  • An increase to the maximum building height on Block C from 57 m (187 ft.) to 60 m (197 ft.) and the maximum building height on Block D from 57 m (187 ft.) to 72 m (236 ft.).

The rezoning application proposes no change to the amount of office and commercial space, and includes an expanded Neighbourhood House.

The images below are taken from the Applicant Boards pdf file available on the City web page.

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The scale drawings give a much better idea of how much bigger the new proposal is compared to the pictures. In fact I think the Block C illustrations are almost comically misleading. The size of the block in the new proposal seems to be comparable to the original at first glance until you realise that the scale is quite different. Not only are there more storeys above ground, the below ground is also greatly enlarged, although the consultant told me that the parking ratio is only one space per unit. Two spaces for car share are included – which might at long last see some Modo cars parked here, something I have been lobbying for, though I think two is unlikely to be adequate. I also suggested that dedicated parking for evo and car2go be included. The Arbutus Club across the street already provides a lot of demand for both.

Given that the site is adjacent to the #16 trolleybus we might, I hope, see more service on that given the number of other four storey additions to commercial areas in Kerrisdale and the proposed major transit interchange at Broadway and Arbutus once the stubway opens. I suspect that the ratio of one parking space per unit will also generate considerable on street parking demand as the retailers will want to reserve much of their underground for customers.

I know that the major concern I have heard from my neighbours is the scale and height of the buildings. We are also aware of other developments that are going to be proposed on Eddington at Valley (Amica – currently a two storey residential care facility, with the adjacent townhouse development) and at McBain and Valley/King Edward (currently town houses and three storey condo apartment block). We do not know how high these will be yet, but the fear is that Larco’s proposal will set a precedent for much taller buildings.

In the applicant’s rendering shown below the building I live in is at the bottom right hand corner. The Amica building slated for redevelopment is behind it – about half way up the right hand side of the image. At this time we have no idea how high that will be.

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The Arbutus Ridge Community Association is certainly not happy.

Written by Stephen Rees

February 13, 2018 at 8:24 pm

What Vancouver Streets will look like

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A powerpoint presentation by Dale Bracewell (Manager of Transportation Planning, City of Vancouver) via Twitter

Three sample slides

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Download the complete presentation

Written by Stephen Rees

February 1, 2018 at 2:38 pm

Atlanta vs Barcelona

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I do like a good graphic. You know that old saw about a picture being worth a thousand words. And I have long been an advocate of better land use planning being essential to good transportation planning – and vice versa. This illustration is taken from a new draft publication from the Province of Ontario “Community Emissions Reduction Planning: A Guide for Municipalities” (downloadable as a pdf).

This Guideline has been prepared to support provincial land-use planning direction related to the completion of energy and emissions plans. The plans will typically include community-wide and municipal/corporate greenhouse gas (GHG) inventories, the setting of emissions reduction targets, and the development of strategies to reduce GHG emissions.

The Government of Ontario has established provincial GHG reduction targets of 15% below 1990 levels by 2020, 37% below 1990 levels by 2030, and 80% below 1990 levels by 2050. This Guideline describes how the activities of municipalities are vital to achieving these targets and for planning low-carbon communities..

The Guideline has two core objectives: to educate planners, other municipal staff, citizens, and stakeholders on the municipal opportunities to reduce energy and GHG emissions (in particular for land-use policy); and to provide guidance on methods and techniques to incorporate consideration of energy and GHG emissions into municipal activities of all types. To support the second objective, a detailed planning process is described.

Community Emissions Reduction Planning Ontario graphic

What we were supposed to be doing in Metro Vancouver was to emulate Barcelona to avoid the fate of becoming Atlanta. The way to do that was summarised as “protect the Green Zone, build a compact urban region with complete communities and increase transportation choice”. Instead of investing in transit, the Province of BC decided to widen the freeways, build huge bridges and generally lock us into car dependence. You might also have seen that BC’s greenhouse gas emissions have been increasing in recent years. The two are not – as you can see – unrelated.

Written by Stephen Rees

January 17, 2018 at 4:43 pm