A look at the proposed development in Cypress Village highlights some key policies of the OCP for West Vancouver. This plan calls for 5,000 new housing units in the region by 2041. Smaller houses on smaller lots, reduced greenhouse gas emissions, and new transportation options are all part of the plan. These policies are in line with current and emerging trends in urban living. What is the West Vancouver OCP?
The City of West Vancouver has been weighing in on whether or not Cypress Village is a suitable location for a high-density neighbourhood. The development is slated for the slopes of West Vancouver. The plan also involves preserving land elsewhere in the District of West Vancouver. As part of the agreement, British Pacific Properties has agreed to give up the right to develop Eagleridge, a neighbourhood near Horseshoe Bay. It also intends to build additional high-density housing in Cypress Village.
This plan was created to protect a significant portion of the Eagleridge lands and create a new, compact urban community. The project is currently undergoing a comprehensive planning process, which is expected to continue until spring 2021. It will involve considerable community engagement and detailed analysis. Ultimately, it will guide future development in the area. In the meantime, residents are encouraged to participate in the planning process by sharing their thoughts and feedback with the city.
Public engagement in the process of establishing a new community centre is an important step in the development process. The OCP sets the vision for the future, including how people would live in the community. Community engagement will be key to ensuring that the public has the opportunity to give feedback and make their voice heard. It is hoped that this engagement process will make the process as smooth as possible for residents and businesses.
While the 2004 OCP allows development above a certain elevation, the draft recommendations will keep the development focused around the future Cypress Village. These changes will reduce sprawl and provide more space for green spaces. The new town centre will be centered around the first switchback in Cypress Bowl Road, south of the highway. The new neighbourhood will have a strong recreational vibe with a retail complex inspired by Whistler. The development will also feature a public square.
5,000 new housing units by 2041
In order to meet future demand, the United States must build a total of 5.5 million new housing units by 2041. Among these, 72% will be ownership units and 28% will be rental units. The disproportionately large number of ownership units in the current inventory must be balanced with a greater number of rental units. Some new ownership housing will be required at the lower-middle price range. However, income trends suggest that demand will remain concentrated in the middle price range.
While the city is already in the process of redeveloping an old neighbourhood, the West Vancouver municipality has been reluctant to encourage growth. In fact, the city’s population shrank by 5% between 2012 and 2017. This was mainly because of a rapidly ageing population. With only a small population, housing options are limited for young families and downsizing seniors. However, this has not stopped the municipal government from approving the new plans to build 5,000 new units.
The number of new housing units is lower than the current total housing supply. In 2041, the total amount of new housing units needed will reach about 5,635 units. This figure is broken down by zoning category and includes a 5% vacancy rate. The highest demand is in the LDR zoning area, followed by the MDR zoning area. However, the city still needs to build more housing units at lower price ranges.
The statutory requirements for housing need assessments are based on the estimated growth of the U.S. population over the next 20 years. In addition to the U.S. Census, other state-approved sources of population data are used in the analyses. The Portland State University Population Research Center is the primary source of these data. Its estimates reflect the current population, expected growth, and projected population in 2041. It is important to note that these estimates do not reflect the actual population of the U.S. or Oregon.
Reducing greenhouse gas emissions
A community’s emissions are mostly due to its transportation system. There are a number of factors that play a role in reducing emissions from transportation, including the price of fuel, technological advances, and support for public transit. The following sections provide an overview of how the community’s transportation system can improve its energy efficiency. These efforts are intended to reduce the overall emissions by 2030, and eventually, beyond.
Among these goals are energy and water conservation. The City has undertaken several energy and water conservation programs and is committed to becoming carbon neutral by 2012. These measures are being pursued through discussions with community stakeholders, as well as a comprehensive analysis of its GHG emissions. The goal of this document is to highlight a reasonable GHG emissions reduction target for the City of White Rock. In fact, virtually all communities in BC are exploring policies and programs that will reduce the amount of GHG emissions. However, most communities are still in their first year of defining programs and policies, and therefore have not had enough time to assess their effectiveness.
To reduce the amount of emissions, West Vancouver is making changes to its building codes. The city plans to require electric vehicles and will create a climate fund to help municipalities with emissions reductions. However, a development project called Tantalus Gardens that would contain eight duplexes and six single-family homes was recently rejected by council. In spite of the scepticism expressed by residents, Mayor Booth said the city was moving in the right direction and is implementing new policies to make it more environmentally friendly.
While low energy prices have made energy conservatism increasingly widespread, the city has taken action by declaring a climate emergency. In July 2019, West Vancouver council adopted a climate emergency and began developing a set of carbon emission reduction strategies. The goal is to cut emissions by 45 per cent below 2010 levels by 2030. To achieve this goal, West Vancouver is requiring all new multi-family buildings to have charging stations.
Smaller homes on smaller lots
Several architects and builders have been pushing for the building of six homes on a small lot in West Vancouver. One of them, Lanefab Design and Build, has already built a tiny house on an irregular lot, a “laneway home“, in the Point Grey neighbourhood. But despite its unusual shape, it is still a home. Its living area is nine hundred and seventy square feet and it sits on a regular-sized lot that measures 33 feet in front and 122 feet deep.
The new regulations will allow builders to build smaller homes on smaller lots, but they will have to be a lot thinner. Some properties have only two bedrooms, whereas others have several units on a small lot. These homes are designed to blend into the neighbourhood’s streetscape. If you’re interested in living in one of these new homes, you should check out the latest listings in West Vancouver. You can find them for sale at the real estate brokerage, MLS®, and on the city’s official website.
Another important aspect of new homes in West Vancouver is that they’re usually built as replacements for older homes. This means that they’re a bit larger than the ones they replace. That’s great news for homeowners who don’t need to move to a larger space, but still want to keep the charm of the older home. It is also better for the neighborhood’s economy. As more people become home-owners, West Vancouver’s housing market is expected to grow.
The missing middle could be filled with “sensitive infill” and “coach houses.” These housing types would fit in with the character of existing single-family home neighbourhoods. They’d also be close to transit and amenities. And while politicians have promised to fix the housing crisis, the problem persists. Municipal governments are responsible for land-use planning, zoning, and authorizing development, and West Vancouver is no exception.
Public engagement process
The West Vancouver District is currently engaged in a collaborative review of its 2004 Official Community Plan, or OCP. As part of this process, the community is invited to comment on draft OCP documents. A four-phase public engagement process is underway. Residents will be invited to provide feedback on draft documents and the development of an action plan for the future of West Vancouver. The Official Community Plan was approved by Council on June 25.
In the last four years, the city has approved almost 500 new housing units, about half the total housing need specified in the OCP. But nearly all of those are apartments. A significant portion of the community wants more “missing middle” housing, such as duplexes, townhouses and coach-houses. In West Vancouver, this is an example of a city that is not meeting its objectives.
During the public engagement process, stakeholders will be invited to participate in a co-creation workshop. They will be asked about their demographics and what professional expertise they possess. Once selected, these community members will be trained in the OCP policies and zoning bylaw so that they can provide feedback on the proposed development concept. Two to three members of the Advisory Design Panel will be selected based on their expertise and relevance to the proposed project.
The OCP also seeks to advance housing affordability, accessibility, and sustainability. Together, these actions aim to fill housing gaps, provide more rental housing options, and address urban heath. All of these actions are subject to public notice and participation, ensuring that public input is incorporated into the development process. A public hearing may not be necessary in West Vancouver, if the project is consistent with the OCP and engagement process is sufficient.
Among many other things, David A. Grantham is a contributing author to UmassExtension West Vancouver Blo. He is a renowned expert on real estate in BC.
Born in North Vancouver, Louisiana, Dr. Grantham grew up in Lower Lonsdale. He then went on to complete his business degree at the University British Columbia. As of this writing, Grantham has completed over 100 projects, including the development of a high rise building in Vancouver.
He is a husband, father, son, brother, and friend. He was a dedicated outdoorsman and enjoyed sports such as hunting, fishing, scuba diving, and snow skiing. His wife, Alison Grantham, and their two daughters survived him. He is survived by his wife Alison Martin Grantham and two daughters.