NIMBYs are taking to the streets to protest West Vancouver development applications that they think could change the face of the neighborhood. In the latest case, a group of concerned citizens are trying to stop a modest three-storey building from being built in the heart of the village of Dundarave.
NIMBYs oppose a modest three-storey building in the quaint village of Dundarave
NIMBYs (Not in My Backyard) are a group of residents who oppose new housing development in their neighbourhood. These vocal groups can make it difficult for local governments to make significant changes. They typically oppose new housing development because they worry about gentrification. NIMBYs claim that new developments are “spot rezoning” and that their neighbourhoods should not be changed. Typically, however, these residents are not representative of the general population.
The federal and provincial governments released a report focusing on housing affordability issues in B.C. The report also specifically noted that vocal neighbourhood associations are a major barrier to new housing. These associations tend to be in opposition to new housing development because they worry about increased noise, traffic and crime.
The NIMBYs are also concerned that new housing would be too expensive. This fear is based on concerns that new developments will drive up property prices and reduce the number of affordable housing units in their neighbourhoods. However, the report does note that new developments will not necessarily increase property values. In fact, most housing projects were completed in years rather than months.
The NIMBYs also want to prevent the construction of new buildings along major arteries in their neighbourhood. This is because these areas are often the subject of development permit applications. However, local governments are typically unable to handle these types of projects.
The Civix West Vancouver Elector Society (CWVES) is an organization that gathers opinions of residents on an online platform. The society also launched a website that provides residents with information on local development projects. The group is a direct democracy group that advocates for change.
The Civix West Vancouver elector Society’s website also provides a link to an article from the Vancouver Sun that describes the three-storey housing development project that’s currently being opposed in the neighbourhood. It notes that the 55-unit building will be built on a three-storey lot, which will replace eight older one- and two-storey buildings. However, the article also states that the project was not sufficiently consulted with the community. This was a mistake.
Aquila is a rare opportunity to meet the Official Community Plan objectives
Located between Westport Road and CN Rail, Aquila is an exciting development in West Vancouver. This development offers young families, downsizers and local first responders with a new home. This development is an excellent opportunity to meet the objectives of the West Vancouver Official Community Plan.
The project is designed to be a sustainable building practice, which will reduce greenhouse gas emissions by 71%. This development will also provide a much needed middle housing option in the Eagle Harbour neighbourhood. It will provide new energy to the community.
In addition to the Aquila project, Sterling Pacific Developments has also applied for a higher density multi-family development on the same site. This application proposes to construct 44 duplex units, a three-storey building height, and an additional ten townhouse units. The developer has also added electric car charging stations. This development will increase the diversity of housing forms offered in West Vancouver.
The proposed development is located on an undeveloped 4.5-acre site in the Eagle Harbour neighbourhood. The site has been zoned RS10 for a 10-lot subdivision. This site borders Westport Road to the east and Eagle Creek to the south. The project will include a 26,000 square foot park, a 36,000 square foot environmental creek rehabilitation area, and a 23,000 square foot greenbelt.
This development will offer a more affordable housing option than single family houses in West Vancouver. This will ensure families will be able to stay in West Vancouver. Also, this development will offer a variety of housing forms that will appeal to young families and downsizers.
The Aquila project will also provide a much needed middle housing solution in the Eagle Harbour neighbourhood. This development will offer new energy to the community. The development will provide new homes with three or four bedrooms. These homes will range from 1,300 to 2,300 square feet. These homes will be offered to West Vancouver residents first. The homes will also be offered to local teachers and first responders.
Although this development will be an exciting addition to West Vancouver, the planning process should also take into account the impact of Cypress Mountain. The planning team has communicated with representatives of Cypress Mountain, which is a part of the North Shore Connects initiative.
The power to approve development will eventually be taken away from local governments
During the planning process for the Broadway Plan, the city of Vancouver received hundreds of comments and recommendations. One of the main concerns was the impact that the plan would have on West Vancouver. Almost all of the development is planned for apartments.
The Broadway Plan is a controversial plan. It was subject to dozens of amendments before being approved in its final form. This plan contains large clusters of low-rise apartment properties and older mid-rise apartment buildings. These properties are a significant departure from the single family homes that are currently zoned in the area.
The Broadway Plan also includes $1 billion in public amenities. The project includes a new transit hub, a new school, a park, and a sports complex. The amenities will help to alleviate some of the traffic impacts from the development.
In the past four years, 501 new housing units have been approved. This is almost half of the housing needs identified in the Official Community Plan (OCP). The city has already approved the rezoning of 50 acres of prime waterfront land for high-rise apartments. This development is expected to accommodate 40,000 jobs over 30 years.
The Broadway Plan was approved in a 7-4 vote. It was accompanied by a temporary rezoning moratorium for the area. This is intended to limit speculation during the planning process. The moratorium will be lifted after the Broadway Plan area is completed.
The Broadway Plan was one of the more controversial plans in the city. The plan has been altered to better balance the interests of existing residents with the development. The plan also includes some rental housing.
The planning for the Eagleridge and Cypress Village areas is also underway. This plan is designed to create a more affordable housing mix in the community. The plans will also focus on the areas surrounding Cypress Mountain and Eagleridge. These communities generate a higher amount of revenue than other areas in the region.
The city of Vancouver has also adopted a policy that allows developers to increase density in their projects. In addition, it provides an affordable rental housing target. The target is determined by the amount of below-market rental housing needed compared to the market rents in the area. This target will be secured through Housing Agreements registered on the parcel titles of residential properties.
B.C. Housing Minister says that the province is considering legislation to override municipalities’ planning decisions
Despite the province’s recent moves to strengthen and improve the process of approvals, the British Columbia government is considering legislation that would remove the final authority for housing permit approvals from local governments. The province has been speaking with local governments about improving the process, but the changes are still likely to be introduced this fall.
The provincial government’s move comes as both provinces and states are increasingly concerned about the lack of housing in their areas. A recent report by the Homebuilders Association of Vancouver revealed that the majority of Metro Vancouver municipalities are not building enough housing for projected population growth in 2040.
The province has also introduced legislation that requires local governments to produce housing needs reports every five years. The first reports are due by April 2022. The new legislation also allows the Province to set a housing target for each municipality.
The Housing Act also gives the Minister significant discretionary decision-making authority. The Province can appoint an independent adviser to review the processes of municipalities that are struggling with housing issues. This adviser can then make recommendations on the target.
Currently, the Province is working with municipalities to introduce further restrictions on short-term rentals. It has also agreed to provide $15 million in support for initiatives that improve the development approvals process. It has also introduced a new Strata Property Act that will restrict age restrictions on strata housing to 55 years of age.
The UBCM is ready to work with both the province and municipal decision-makers to address the housing crisis. The union does not believe that there is a “one-size-fits-all” solution. They are seeking opportunities to work more closely with the provincial government to address the crisis. They have shared details of the proposed legislation with the UBCM.
The union is also concerned about the lack of capacity to meet the new targets. It has expressed its concerns about the provincial government’s lack of attention to the housing crisis. Increasing capacity and implementing the legislation will require further regulatory development.
In the meantime, the Union of BC Municipalities is working with the BC Ministry of Municipal Affairs and the development sector to address the housing crisis. They are also encouraging members to provide feedback to the Province.
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.