EDITION

MONDAY, SEPTEMBER 21, 2015 Vol. 5 • No. 33

Head planner speech to UDI Penny Ballem dismissed JACKSON’S BIG CHANGES PARTING AT THE TOP

SHOTS Speculation continues on the abrupt “conclusion” — as the mayor’s offi ce put it last week — of former city manager Penny By Karenn Krangle Ballem’s tenure at , leaving the city soon with four top administrative jobs unfi lled. It wasn’t entirely clear last week who Brian Jackson was Mayor Gregor Robertson explained Ballem’s immediate aiming at in his lengthy speech to the Urban Development departure shortly aft er his offi ce put out a news release saying Institute, but Vancouver’s outgoing head planner did draw a council had voted to start a “senior leadership transition at city line a line in the sand when it comes to community amenity hall.” contributions. While praising Ballem for “amazing service” to the city over Jackson made it clear that CACs were not likely to go away, the past seven years as an “extraordinary city manager,” he did but there are ways he could improve them by making the CAC not spell out exactly whether she was fi red. But he said council negotiating process faster and more transparent. had decided at an in-camera meeting to terminate her contract. “But there has to be a quid pro quo arrangement,” he Th e three opposition Non-Partisan Association councillors told about 500 people at the UDI lunch. “If we fi x the CAC said they had not been informed before the in-camera meeting system, which we want to do, the development industry has that the dismissal was on the table. to stop going to Victoria asking to take it away. Because if we Deputy city manager Sadhu Johnston becomes acting city do, we will have no choice in the city but to stop rezonings manager. and will have to fi nd other ways to pay for amenities and As well as Ballem, the Vancouver is without a permanent services. city engineer (transportation director Jerry Dobrovolny is “Th at wouldn’t be a win for the development community.” acting head) and a general manager of community services, While the audience for his oft en snarky speech was primarily and head planner Brian Jackson leaves in November. developers, architects and others in the industry, Jackson lashed “As we look toward making continued progress on out at media, bloggers, former planners and community Vancouver’s most signifi cant priorities, council has decided that critics, speaking about the “haters” in the community, gossip, our city’s toughest challenges will benefi t from a new approach misinformation and innuendo. CONTINUED PAGE 7 > and a fresh perspective,” Robertson said CONTINUED PAGE 3 > INSIDE

Crowning glory UBCM St. Paul’s Unique feature on Melville tower Convention in Vancouver this week New hospital ‘not just a building’

p 2 p 4 p 6 2 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015

UPCOMING 33-storey Melville project DATES ‘CROWNED’ SEPTEMBER 21 Development permit board, 3 p.m. Union of B.C. Municipalities convention TOWER PROPOSED to Sept. 25

SEPTEMBER 23 Vancouver city planning commission, A tall new offi ce building proposed for of the site are to enhance the skyline “through 12:15 Melville between Th urlow and Bute architectural excellence;” to improve the Urban design panel, 4 p.m features a “crown” on top that is meant public realm, landscape and retail; to create SEPTEMBER 28 to refer to the “layered landscape” of the signifi cant employment-generating space; , 7 p.m. North Shore mountains. to lead is sustainable design. SEPTEMBER 29 , 9:30 a.m. Th e 33-storey building, designed by Th e project is expected to achieve Kohn Pedersen Fox Associates of New LEED Gold. SEPTEMBER 30 Vancouver city council planning, York, is the subject of a KFP, working locally on transportation and environment rezoning application shown this project with Kasian committee, 9:30 a.m. at an open house last week. Architecture Interior OCTOBER 2 Regional mayors committee, 1 p.m. Oxford Properties has Design and Planning applied to rezone 1133 Ltd., was also the architect OCTOBER 5 Vancouver heritage commission, 11 a.m. Melville from DD (down- of another Oxford buil- Development permit board, 3 p.m. town district) to CD-1 ding in Vancouver, the (comprehensive develop- MNP Tower on West OCTOBER 7 Vancouver city planning commission, ment) for the 524-foot, Hastings, behind the 12:15 stepped glass tower. retained facade of the Urban design panel, 4 p.m Th e applicants described University Club. Th e fi rm OCTOBER 9 it as “multiple, variably clad worked on that building Metro Vancouver board, 9 a.m. stepping volumes which cul- with Musson Cattell OCTOBER 19 minate in a glass crown — a Mackey Partnership. Development permit board, 3 p.m. design unique to Vancouver.” Rezoning planner OCTOBER 20 Vancouver city council, 9:30 a.m. Th e building, with a Linda Gillan said the glass and aluminum curtain project is likely to go to Public hearing, 6 p.m. wall and solar shading, is to the urban design panel have four rooft op terraces, next month but probably a ground-level plaza on the will not be presented at east side, a cafe, restaurant a public hearing before The tower’s ‘crown’ is visible when VANCOUVER and retail. viewed from the harbour and city council until the EDITION mountains to the north. Oxford says its objectives NRU PHOTO new year. nru

Ian A.R. Graham, Publisher, CIRCULATION/ADVERTISING NRU Vancouver Edition is NRU Publishing Inc. Billings Department [email protected] [email protected] not to be redistributed without Vancouver Editorial Offi ce 34B McMurrich Street 416.260.1304 the written consent of the 1350 Burrard Street, Suite 368 Toronto, ON M5R 2A2 Karenn Krangle, Writer/Editor publisher. Vancouver, BC V6Z 0C2 Tel: 416.440.0073 [email protected] Annual subscription rate is T: 604.779.6135 Fax: 416.440.0074 $335 + GST(BC). NRU Vancouver Edition is F: 416.979.2707 Jeff Payette, Layout/Graphics published 45 times a year by Complimentary trial subscriptions [email protected] NRU Publishing. are available. Follow us on Twitter @NRUpublishing Advertising rates available upon request. 3 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015

Projects this week URBAN DESIGN PANEL

A new Cambie corridor project and a second review of a metal and cementitious panel-clad building and the legibility building in the East Fraserlands are on the urban design of the entrance, and some felt it was too conservative or panel’s agenda this week. suburban-looking. Th e project on a new road near Kent and Kinross has been 526-548 West King Edward pared down from 108 units. nru A standard Cambie corridor project is reviewed for the fi rst time this week. Romses Architecture has applied to rezone the three- parcel site on King Edward just west of Cambie from RS-1 (single-family) to CD-1 (comprehensive development) for a six-storey building and fi ve townhouses, totalling 69 dwelling units. An open house on the project is scheduled for tonight from 5 to 8 p.m. at Douglas Park community centre, 801 West 22nd.

3289 Riverwalk Shift Architecture returns with a revised scheme for a six- storey building for Polygon with 99 residential units on parcel 8B in the new River District. Th e panel last saw the project in March and voted unanimously not to support the development application Model of revised project at 3289 Riverwalk. because of the massing of the proposed wood-frame, brick, NRU PHOTO BIG CHANGES AT THE TOP CONTINUED FROM PAGE 2 of the “global” search process for Ballem’s replacement and groups that have expressed shared concerns about the city the rest. “With an experienced staff team and new leadership management and especially the planning processes,” he said in the City of Vancouver administration, I am very confi dent in an e-mail copied to council members, and suggested a that we can expand Vancouver’s success as one of the greenest, conference on the issue. most innovative, and most inclusive cities in the world.” Ballem, whom the mayor praised for her commitment and While the city’s spin was that it was a chance to renew leadership, but who had been criticized for micro-managing leadership, former city planning director Ray Spaxman took and making city hall less accessible, will be given 20 months’ that idea and ran with it, suggesting the city “seek harmony and salary, valued at $556,000, as severance. consensus” from residents, developers, architects, planners Johnston, who has led the city on green initiatives, has been and academics on a new management team. on the development permit board and has a number of other “Th e bonus is the opportunity for the city to benefi t from duties, appears to have a more collegial style. nru a considered and shared position statement from all the 4 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015

Local resolutions on environment, housing UBCM CONVENTION THIS WEEK

Environmental issues and homelessness are among Metro Other local resolutions have to do with transit funding, Vancouver municipalities’ major issues of concern to be raised agricultural land, marijuana, campaign contributions and this week at Th e Union of B.C. Municipalities convention, community support for mental health and addiction. which opens today. Resolutions sessions are set for Wednesday and Th ursday Richmond is asking for the provincial government to morning and possibly Friday morning. enact a provincial environmental bill of rights in a resolution Th e large urban communities forum on Tuesday morning that says a healthy environment is linked to personal and focuses on aff ordable-housing initiatives in Vancouver and community health. partnering on mental health in the cities. Th e proposed bill would recognize every resident’s right Th e housing portion includes presentations from senior to clean air, clean water, clean food and vibrant ecosystems; staff in the city’s housing policy and projects offi ce, including provides for public participation in decision-making on chief housing offi cer Mukhtar Latif, and a panel discussion on the environment and access to environmental information; partnerships for supportive housing, featuring BC Housing provides access to justice when environmental rights are CEO Shayne Ramsay, Streetohome Foundation CEO Rob infringed; and has whistle-blower protection. Turnbull and Amelia Ridgeway, acting associate director of Th e Lower Mainland local government association wants RainCity Housing Society. to see health impact assessments considered for all reviewable The mental-health portion will hear from four speakers: projects under the B.C. Environmental Assessment Act and RCMP Corp. Taylor Quee, of Surrey’s police mental health provincially funded as part of the project review process; intervention unit; Brian Jacobson, ACT manager for Vancouver has brought a resolution calling on the provincial Fraser Health; Const. Sonja Blom of the Prince George government to do its own environmental assessment of the RCMP; and Michelle Lawrence, of Northern Health’s Car Trans Mountain expansion project, saying the National 60 program. Energy Board’s assessment “has proven to be deeply fl awed and Peter Fassbender, minister responsible for municipalities, undemocratic.” Esquimalt and Colwood have brought similar addresses the forum at mid-point. resolutions. He also addresses the entire convention Wednesday Another resolution from Vancouver wants the provincial aft ernoon. and federal governments to expand the scope of risk Wednesday also sees various provincial cabinet ministers assessment and response planning for oil and hazardous and on panels on resource development, strong communities and noxious substances to include all impacts and consequences strong economy and jobs. on local communities and governments. Several sessions during the week deal with issues Vancouver has also submitted a resolution that says there surrounding First Nations: a study session Monday called should be a comprehensive provincial housing program that Moving Forward with First Nations; a plenary session on includes “measures to stimulate rental housing construction, reconciliation; and a panel discussion Th ursday on mutual maintain existing rental housing, reduce speculation, increase prosperity of First Nations and municipalities. Th e topic is investments in social and non profi t housing and expand also addressed in a number of resolutions. opportunities for fi rst-time home buyers.” Provincial Opposition Leader John Horgan, of the NDP, Langley City has brought a motion calling for a province- addresses the convention Th ursday morning and the event wide homelessness plan and that also supports community- closes Friday morning with a speech from the premier. nru led initiatives. 5 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015

Federal election FOCUS ON CITIES, TOWNS, FCM SAYS By Chris Rose

Leaders of federal political parties may have thought they were In addition, he said, the leaders should tell the public going to be discussing economic issues during Th ursday’s their ideas on bringing broadband infrastructure to rural and election debate but the president of the Federation of Canadian remote municipalities since they need to be globally connected Municipalities said they really should have been discussing to continue to grow. the needs of cities and towns. “It is diffi cult to imagine how a serious discussion on the “Th irty-three municipalities in produce more than strength of Canada’s economy can avoid a substantial debate 70 per cent of the country’s GDP,” Raymond Louie wrote in a over the future of Canada’s cities and communities,” Louie said. Huffi ngton Post article. “Municipalities own 60 per cent of the Louie leads a workshop Th ursday aft ernoon at the Union public infrastructure including roads, bridges, public transit of B.C. Municipalities’ convention on keeping municipal and water systems. And according to the Canadian Urban issues front and centre in the election campaign. Transit Association, for every dollar invested in transit, three A number of UBCM resolutions relate to municipal- more are generated in economic growth.” senior-government issues, including: Louie, whose group represents about 2,000 municipalities • Burnaby’s resolution asking the federal government to across Canada, said the economy is not an abstract concept to reinstate the long-form census; be debated like some complex math equation. • Maple Ridge calling on the federal government to review “It is the day to day moments of our life that tell us whether tax structures and programs to provide incentives for it is safe to dream of something better for ourselves and for investment that increases purpose-built rental stock; our children,” he said. “Th e truth is this: on Th ursday night, if • Maple Ridge asking the federal government to maintain a party leader does not spell out a serious plan to work with the rent supplement funding for more than 20,000 low- cities and municipalities, then don’t be fooled. Th ey don’t have income households in cooperative housing communities a serious plan for jobs and the economy.” across Canada; Since gridlock is grinding down the economic potential • North Cowichan’s call for the provincial government to of this country, Louie, a Vancouver city councillor, said allocate 60 per cent of the Building Canada Fund directly the leaders should be unveiling their plans to reduce traffi c to municipalities instead of 40 per cent. nru congestion in Canada’s cities. Th ey should also explain their strategies to invest in munici- pal infrastructure over the long term, he said, because roads and bridges are essential pathways to prosperity for our country. THOUGHT YOU KNEW Noting that the Bank of Canada calls the high cost of VANCOUVER? housing in this country one of the economy’s greatest domestic To subscribe or advertise in threats, Louie said the leaders should talk about plans to make NRU Vancouver Edition, go to housing more aff ordable and to increase the supply of social www.nrupublishing.com housing for the country’s most vulnerable. Get the information only the He added the politicians need to demonstrate their insiders know. solutions to ensure the engines of Canada’s economy are built to withstand the impact of climate change with its increasingly VANCOUVER EDITION frequent weather-related disasters. 6 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015

St. Paul’s Hospital move ‘not about building’ FOCUS ON HEALTH CARE By Chris Rose

When a new $1.2 billion St. Paul’s Hospital is up and running business plan for the redevelopment. He said the provincial on an underutilized piece of land on the Flats government has invested $500 million in the new facility and it will signal a transformative change in how health care is Providence has vowed it will leverage its land to provide up to delivered in . $750 million. Th at’s what two planners associated with the ambitious MacKinnon added shift ing from acute care to community relocation project told about 60 people Th ursday at a Simon care is “cheaper and the right thing to do.” Fraser University public meeting on the plan. Several attendees, including Vancouver Councillor Adriane Providence Health Care, which owns St. Paul’s in Carr, asked if there were any plans to retain some of the Vancouver’s West End, announced in April it intends to build a current services at the existing site for residents of the West new facility on an 18-acre site on Station Street, approximately End and the downtown area. three kilometres away. MacKinnon said no decision has been made regarding the Providence said at the time that a new facility would give existing Burrard Street site and the services it currently provides. “give state-of-the-art treatment to patients who need medical Th e planners were asked about the soil at the new site and care inside and outside of an acute care hospital” as well as what aff ect liquefaction might have if a major earthquake eliminating the need to spend more than 80 million in seismic strikes nearby. In addition, they were questioned about the upgrades for the current hospital, which has some buildings strategy of locating the new hospital so near the ocean. more than100 years old. MacConnell said he was confi dent that engineers would be Th e charity said the new hospital and an integrated health able to deal with any future sea level rise impacting the new care campus will still deal with acute-care patients but also off er low-level site due to climate change. “I’m confi dent we’ll get an assortment of other programs including 24/7 primary care, the right solution and build on that site,” he said. chronic disease management services, mental health and addic- About 4,000 people currently work at St. Paul’s. tions services, a low-risk birthing centre and end-of-life care. Providence hopes the new facility will be built by late 2023, “Redeveloping St. Paul’s at Station Street will allow for the depending on planning and funding. nru construction of a high percentage of single rooms supporting the care needs of patients, opposed to the 48 per cent single patient rooms that could be developed at Burrard Street,” a Providence news release said. “Single-patient hospital rooms METRO PEOPLE reduce patient risk to hospital acquired infection and allow for increased privacy for patients and their visitors.” Jim Bailey is the new the district earlier this year. In discussing the plan at one of SFU’s City Conversations, planning director for the Darlene MacKinnon, the redevelopment project’s chief District of West Vancouver. Luke Gibson has rejoined clinical planner, and Neil MacConnell, chief project offi cer, Bailey, who had been a senior CBRE as a vice-president repeatedly said the new facility would still care for acutely sick planner for Vancouver since focused on offi ce sales and patients but also become a primary health care destination. 2008, will be in charge of leasing in Metro Vancouver. “Th is is a huge opportunity,” MacConnell said. “Th is is planning. land development He was previously leasing truly about changing the way care is delivered. We have the and permits. He previously director at Ivanhoe Cambridge opportunity to custom-build the right solutions.” worked in West Vancouver and has 19 years’ experience in commercial real estate MacKinnon agreed. “Th is isn’t about a replacement for a from 2002 to 2008. Bailey replaces Bob Sokol, who left experience. building,” she said. “Th e goal is . . . clinical transformation.” MacConnell said the hospital is currently working on a 7 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015 JACKSON’S PARTING SHOTS CONTINUED FROM PAGE 1

He also gave repeated assurances — perhaps to assuage Dogwood, Oakridge, Langara Gardens, the bus barn site, his many critics — that high density does not always mean Little Mountain, Jericho and the old RCMP lands on Heather highrises and that the city will be able to handle the projected and 33rd will absorb a large number of residents. population growth with the existing land base and zoning. “If you redirect growth in the right direction or location it He also rejected the idea of a city-wide plan, saying the city can help deliver public benefi ts with CACs,” he said. “It will has policy documents that “are more than enough to guide help protect job space and heritage resources and it’ll deliver future growth in Vancouver.” a sustainable development and support transit-oriented For the purposes of his UDI audience, Jackson did say a development. city-wide plan could freeze development for three years, “Simply put, the existing zoning bylaw and the capacity of involve lots of staff resources and could cost $2 million to $3 the existing zoning bylaw will absorb growth.” million a year. On Vancouver’s perennial issue of the need for aff ordable IN DEFENCE OF CACS housing, Jackson threw out the idea of developers owning Jackson said taxes would have to go up 11 per cent or social housing units, saying the city has to rely more and more development cost levies, applied on all large projects, would on the private sector to provide them anyway. rise 150 per cent if there were no CACs. “Until today, most of the social housing has been owned “I know there are many of you in this room who are critical by the city or the non-profi ts,” he said. “If we really want to of the city’s use of CACs, arguing that we’re addicted to them,” encourage social housing, we should study the possibility of Jackson said, and he argued that CACs only apply to rezoning developers being able to build and own these, not operate applications, and not all of them. “So while some have claimed them, with a covenant to ensure aff ordability, ensure diversity that we’re addicted to CACs for infrastructure, it’s not correct. of income levels and tenants. “At least we should try on “What CACs for large projects do is provide the kinds of a pilot basis to see if we can get more units built faster and services and amenities that could not be provided by the city with cheaper rents. Once fully implemented, I think we could without alternate sources of funds.” deliver thousands of units of social housing.” Jackson argued for the benefi ts CACs provide, such as Jackson also answered critics who say there are too many libraries, daycare, social housing and other services. rezonings. “Th ere are many people who claim that there are [other] “Yes, there’s been a small uptick, but not a remarkable fi nancial solutions,” he said. “We haven’t been able to fi nd uptick,” he said, adding that there have been a greater number them. We’ve looked at the alternatives and we recognize that in Surrey, Burnaby and Richmond. CACs make a contribution to the quality of life we have in Similarly spot zonings, which Jackson said are not out of Vancouver.” control, and he gave the baffl ing number of three spot zonings Jackson said he has already made changes in CAC in Vancouver fi ve years. negotiations towards a fi xed rate, but that the whole issue “Spot zoning are always contentious and make people needs a further look. nervous because it makes it seem like change is happening “Council needs to examine the fi nancial benefi ts to the city everywhere,” he said. that it receives from CACs in the delivery of rental housing, Jackson also defended himself against the heavy criticism offi ce development and heritage,” he said. “Council has strong he received for the Grandview Woodland plan and his role in policies for wanting more rental housing, for wanting more the Brenhill project. offi ce development and protecting heritage. But he spent a good deal of his hour-plus speech talking “We have to look at the benefi t we’ve got from the CACs that about accommodating growth in Vancouver, giving hard we’ve achieved versus what those projects in and of themselves numbers about who could be housed where, and that many have benefi ted the city. We need to have that discussion with of of the large areas being redeveloped, such as Pearson city council, the development community, CONTINUED PAGE 6 > 8 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015 JACKSON’S PARTING SHOTS CONTINUED FROM PAGE 1 rental-housing providers, heritage advocates, offi ce develop- conversation again. ment and the public. A piece in Th e Tyee by UBC urban design head Patrick Condon Jackson also received light applause when he said he thinks (http://m.thetyee.ca/Opinion/2015/09/19/Who-Vancouver-Top- the city needs to fi x the way CACs are calculated. “It takes far Planner-Calling-Hater/?utm_source=nationalweekly&utm_ too long and is far too complicated,” he said, adding that the medium=email&utm_campaign=1909) quickly made the rounds mayor is on board with changing it. “It has to be fi xed and on the weekend. soon.” “Jackson acknowledged problems with CACs but he doesn’t share the view held by me and others that a city-wide plan AGAINST A CITY-WIDE PLAN would make things a lot better,” Condon wrote. “Indeed, one Jackson said Vancouver does not need a single city-wide plan reason why developers may be having have less trouble in to guide its growth. other [B.C.] cities when negotiating CACs is that every city in “During the last civic election, many people talked about the region, with the exception of the exempted “charter city” creating a city plan for Vancouver,” he said. “It seemed to Vancouver, has an actual city plan.” be the answer for aff ordable housing, how to accommodate Councillor Adriane Carr, who led the charge during the growth, the answer for everything.” election on the need for a city-wide plan, didn’t respond to He discussed the amount of time and resources it would cost, NRU’s request for a comment on Jackson’s remarks. as well as work on terms of reference and an implementation strategy and called it “a great employment plan for planners.” IN DEFENCE OF BRIAN JACKSON “Th is is a city that demands consultation,” Jackson said. Jackson spoke on the two issues he’s received the most public “Th is means extensive public consultation, options for consi- criticism about: the Grandview Woodland plan and the deration, more consultation, changes to refl ect the consultation, Brenhill project and land swap in Yaletown. a draft plan, more consultation, and fi nally, the plan. Part way through the planning process for Grandview “I know there are some people who suggested that the city Woodland in 2013, residents became outraged at an emerging- plan could be done in a year with people sitting in a room directions document for the plan that suggested high-rise and developing a concept, but frankly those people have not buildings at Commercial and Broadway. had the experience I’ve had and quite frankly, they don’t have “Fact: We know that Broadway and Commercial is one of much of a grip on reality.” the busiest transit hubs west of Toronto,” Jackson said. “Fact: He showed slides of several piles of planning documents the the emerging directions report was supposed to provide city already has and said they’re enough. planning ideas for how the area could be changed. “Planning, by nature, is messy,” he said. “And we need a “It wasn’t a plan. It was airing ideas based on what we heard whole bunch of policies to guide it, not one document. from the public, together with those very important council “We don’t need any more red tape. We don’t need another policies and objectives. Fact: there was no foot-stomping. document. We don’t need more complexity than we already Th ere was no dramatic confrontation. Nobody threatened have. City plan is a nice to have, not a have to have.” to turn blue. Th ere was no political interference. Th ere was a But one of Jackson’s predecessors, former co-planning discussion of the various options.” director Ann McAfee, who oversaw the city’s 1995 CityPlan He said staff prepared nearly 70 options for consideration set of directions, has taken the opposite view. She said at the on the densities and heights and regrouped and apologized Planning Institute of B.C. conference in 2013 that a city- aft er the community became angry. wide plan would neatly incorporate the great sheaf of policy He said the city then set up a citizens assembly, which made documents that govern planning in Vancouver, that they’re its report to council this year. not all in one place and should be. Th e Brenhill issue involved a land swap between developer and And Jackson’s comments last week may be sparking the city, a tower in exchange for social housing. CONTINUED PAGE 6 > 9 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015

Development on arterials MORE TOWNHOUSES NEEDED, JACKSON SAYS By Karenn Krangle

Vancouver needs a policy for its arterial streets that encourages “It won’t be easy because you’re talking about development development of townhouses — a housing form in short supply, adjacent to single-family neighbourhoods,” he said. “It’ll be head planner Brian Jackson said last week. hard, gritty and messy and it’ll take some time, for we’ll be As part of his long and wide-ranging speech to the Urban talking to people in our single-family neighbourhoods for a Development Institute, Jackson said the city has limited type of development they haven’t seen before. opportunities for townhouses, but has begun to provide it in “And in some neighbourhoods there’s going to be a confl ict Norquay and Marpole. between saving our heritage and rental replacement and this “Th ere’s one missing component that I feel is necessary arterial road policy.” to guide growth and development in Vancouver and that’s Jackson said areas with lanes and like the Cambie corridor townhouses,” he said. “We need an arterial-roads policy to have opportunities for townhouses beside higher density guide redevelopment for townhouses and row houses.” development. Th e city has recently begun phase 3 of the He said townhouses provide an option for more aff ordable corridor plan, which calls for transitional areas with lower- housing those looking for single-family ownership. density housing. Jackson, who previously worked in Richmond, said that Townhouse development is also steadily replacing older city brought in an arterial roads policy “decades ago,” and single-family houses along Oak, although Jackson did not that Vancouver currently does not have one to accommodate mention that street. He said in an earlier interview with NRU townhouses. that although property is similarly being assembled along Calling it “uncharted territory in Vancouver,” he said there Granville, it is not likely to be permitted to develop that way. would not be a blanket rezoning for all arterials, but it would nru have to be considered carefully. JACKSON’S PARTING SHOTS CONTINUED FROM PAGE 1

Th e city and Brenhill Developments were subsequently panel, saying my appearance was unprecedented and and successfully sued by residents over alleged irregularities extraordinary,” Jackson said. “Unprecedented? Check your in bylaw language and other issue — but ultimately won on facts. [Predecessor] Brent Toderian went six times to the appeal. urban design panel. [Toderian’s predecessor] Larry Beasley However, the criticism of Jackson came when he appeared used to be on the urban design panel. So my appearance was at the urban design panel, which did not support a fi rst version indeed not unprecedented.” of the tower, and recommended they support it at the second He said he didn’t express his side of it to the media “because review. it prolongs the story, and more importantly, changes the “People accused the chief city planner of interfering in focus.” nru the city planning process, appearing at the urban design 10 VANCOUVER EDITION MONDAY, SEPTEMBER 21, 2015 VANCOUVER BRIEFS

Development permit board became four in an eff ort to on both sides of the issue. would suff er and that infi ll A project on the north side break up what the panel had Shaughnessy’s offi cial housing would ruin the of the new East Fraserlands said was too-heavy massing, development plan would landscape. district that was twice not and glass was added to the be replaced with a heritage A few opponents supported by the urban middle and ends of the conservation area offi cial described it as undemocratic design panel goes to corridors, but most panel development plan, a new and totalitarian and Vancouver’s development members said it still looked zoning schedule, a heritage complained it would take permit board today. like two buildings. procedure bylaw and a new away their freedom. Th e residential project Guidelines for the site, heritage property standards Area resident Dallas at 3699 Marine Way, at the known as parcel 43 in the of maintenance bylaw. Th at Brodie, who described the northeast corner of Marine East Fraserlands plan, had would protect houses built new houses as McMansions, Way and Boundary, features called for an 18-storey tower before 1940 by stopping their said Shaughnessy should two, six-storey buildings on it, but the project team demolition and replacement not be part of a speculators’ with 273 dwelling units — went for a lower building with newer houses, which game and that it is not an possibly rental housing — form. some residents have said do enclave for the super-rich. and a two-storey amenity Th e panel also also felt not fi t the area’s character. She estimated 17 old houses building. the colour palette could Staff said there was an might have been demolished In May, the panel voted be stronger, was divided increase in demolition if the city had not brought 7-1 not to support the on whether it should face applications to demolish in the moratorium on project’s redesign, saying it Marine Way and debated older houses in Shaughnessy demolition. was too conservative and whether this project, before council approved a Th e new policy could unrelenting — a complaint it should adhere to the design moratorium on demolition allow coach houses and infi ll also had during the project’s guidelines calling for pending a decision on the buildings, although some fi rst review in December. references to the site’s former conservation area. who opposed the change Panel members felt that life as a sawmill and to the Artist, author and said the infi ll could ruin the because of its location at working river. heritage advocate Michael landscape. the southeastern entrance Some of these comments Kluckner, who is on a to Vancouver, the project are likely to be refl ected in committee that recommends New Norquay zone should make a strong the board’s conditions of buildings for the heritage Th e city holds an open statement as a gateway at approval. register, said the need for house Wednesday on a pro- the eastern end of East the new zoning is “clearly posed apartment transition Fraserlands. Shaughnessy decision a failure of the zoning to area in Norquay. Th is would Th e site is across Marine delayed manage change. allow four-storey residential from the larger portion of Vancouver city council “I think not to go forward buildings and stacked town- the new neighbourhood, the has put off until Sept. 29 on it is eff ectively turning houses on certain streets. former home of the White a decision on making your back on 33 years of Council adopted the Nor- Pine sawmill on the north Shaughnessy Vancouver’s fi rst public policy.” quay neighbourhood centre side of the . heritage conservation area. Speakers opposed to plan in 2010. During the second Council last week making Shaughnessy a Th e open house is from review, architect Raymond resumed the public hearing heritage conservation area 5 to 8 p.m. in the gym Letkeman said the fi rst held in July and heard from called the move infl exible, at Norquay school, 4710 design’s two buildings dozens of residents speaking said their property values Slocan. nru