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Background West Point Grey Residents West Point Grey Residents Association Jericho Lands Survey Summary Report April 2019 www.wpgra.ca [email protected] This report gives a summary of the results of the West Point Grey Residents Association (WPGRA) Jericho Lands Survey as of April, 2019. Background The West Point Grey (WPG) Community Vision was approved by Vancouver City Council on September 23, 2010. Although the Jericho Lands were excluded from the visioning process – despite concerns raised by the WPG Community Liaison Group – the resulting WPG Vision includes clear direction for appropriate consultation in the event that redevelopment of the Jericho Lands is proposed. In particular, the WPG Community Vision Direction 26.2 states: "...Consistent with the approach taken to create the WPG Community Vision, workshops and other consultations – including a survey of WPG residents– should be held to help determine the neighbourhood’s view on issues related to the development of the Jericho Lands not covered in the WPG Community Vision. There should be early feedback to City Council on the interests and concerns of the WPG community before any key decisions are made..." However, despite efforts by the West Point Grey Residents Association (WPGRA) to advance the foregoing direction since 2014, the City has given no indication that it was willing to undertake such a survey. Consequently, the WPGRA was compelled to undertake its own Jericho Lands survey in 2016, roughly consistent with the WPG Choices Survey upon which the WPG Vision was previously established. A four page survey booklet (see Appendix 1) was distributed by hand and mail to every residential property in WPG and east to Blenheim St. in Kitsilano. The survey form was also available for download at wpgra.ca. Completed surveys were collected over a three month period in 2016. Most of the respondents were from West Point Grey, though some were from other areas. Eight hundred fifteen (815) people responded, of whom 75 were from outside West Point Grey. The rate of response is comparable with that obtained for the City’s WPG Choices Survey (1100 respondents to general survey). The distribution of respondents, presented in Figure 1, indicates that participants were well distributed across the neighbourhood and surrounding the Jericho Lands. 1 | P a g e General Summary The survey addressed a wide range of planning, design and development issues. Residents were asked to provide their level of support in the form of a number, from 0 for no support to 5 for strong support. Raw survey data are provided in Appendix 2 for reference. Unless stated otherwise, reported results are for combined WPG and non-WPG respondents. The results show strongest support for building heights under 4 storeys, with some support for up to 6 storey, very little support for 7-10 storeys, and statistically zero support (<1%) for higher towers. There is a strong preference for good environmental design and minimal impact on the surrounding community. Conversely, a dense development such as Yaletown or Oakridge with large towers was not supported. Respondents favoured low-rise ground-oriented building types such as single family, townhouses, and duplex – fourplex over apartments and condos. Support was highest for housing that related to seniors and families. Respondents favoured open green space, protection of public views across the site and from West Point Grey (Trimble) Park, and expanded community amenities. Support was high for expanded community center facilities on site while also retaining the Aberthau WPG Community Centre and Brock House facilities. It shows the importance of planning traffic and pedestrian facilities carefully as these were rated highly. Respondents wanted minimal traffic impact on the surrounding areas with adequate onsite parking provided. Finally, it showed that residents wanted to be consulted and allowed to provide meaningful input to the design and implementation of Jericho Lands development. Data and Documents Relating to the Survey Appendix 1 - Jericho Lands Survey Booklet Appendix 2 - Jericho Lands Survey Results Data Appendix 3 - WPG Community Vision documents and references related to the Jericho Lands 2 | P a g e Respondent Distribution of the Survey Figure 1: The maps below show the respondent distribution of the survey, city-wide and neighbourhood views. [Grab your reader’s attention with a great quote from the document or use this space to emphasize a key City-wide View: point. To place this text box anywhere on the page, just drag it.] The respondents were mainly from West Point Grey with some representation from other areas in the West Side of Vancouver Neighbourhood View: All areas of West Point Grey were well represented in the survey 3 | P a g e Survey Results Development Scale Respondents were asked for support levels for different development scales by comparing the proposed development with other areas of the city that would be familiar. These areas were: 1. Surrounding Neighbourhood 2 – 4 storey development - this received very strong support 2. Arbutus Lands – up to 6 storeys – this received moderate support. 3. Yaletown – mostly high rise – this received no support 4. Oakridge – high rise up to 45 storeys – this received no support with 91% rating it 0 Non-West Point Grey residents gave 10% more support to the Arbutus Lands model and 10% less to the surrounding neighbourhood model. It is interesting that non-West Point Grey residents gave absolutely no support to the Yaletown or Oakridge models. 4 | P a g e Building Heights Respondents were asked their support for a total of eight different building heights varying from 1 – 2 storeys up to > 30 storeys. Support was much stronger for the lower building heights. Similar to surrounding, 1 to 2 storey, garnered strong support while 3 to 4 storeys received moderate support. 5 to 6 storey buildings received moderate/low support. Support dropped off dramatically when the choices of building height became higher than 6 storeys. 7 to 13 storey buildings received strong resistance and even higher buildings exceptional resistance with statistically zero support. Non-West Point Grey residents rated 5 to 6 storey buildings 10% higher and 1 to 2 storey buildings 10% lower than West Point Grey residents. Otherwise the ratings for other building heights were remarkably similar between the two groups. 5 | P a g e Building Types The survey asked the opinions of several different housing types varying from single family to apartments /condo buildings. The housing types were as follows: Single family Duplex / triplex / fourplex Fee - simple rowhouses Strata courtyard rowhouse Townhouses Stacked townhouses Apartments or condos There was moderate support for single family, duplex/triplex/fourplex, fee-simple rowhouses and townhouses. There was lower support for the remainder of the building types, with stacked townhouses, apartments and condos receiving the lowest level of support. Descriptions of Housing Types shown here: https://wpgra.wordpress.com/descriptions-of-housing-types/ 6 | P a g e Design Aspects Respondents gave strong support to all of the following design aspects. 1. Ensure that new development is in harmony with and complements the surrounding neighbourhood by requiring appropriate setbacks and gradual transition of building forms and height in proximity to the established neighbourhood (8th Avenue, WPG- Trimble Park, Highbury St, 4th Avenue). 2. Natural topography and local grades across the site should be preserved and taken into account in planning the location, scale and form of new housing and other buildings on the site. 3. Provide a substantial green buffer zone including retention of mature trees, hedges and grass around edge of site as it transitions to the existing established neighbourhood. 4. As a general aim, mature trees, hedges and other established natural features across the site should be retained and guide the planning and design of new development. 5. Protect access to sunlight and public views across the site, such as from WPG-Trimble Park, Queen Mary Elementary School, W. 8th, Highbury St. and W. 4th. 6. Develop design guidelines for Jericho Lands regarding quality of materials, design and style to complement the surrounding neighbourhood. 7. Promote barrier-free universal access throughout the site (e.g. facilitate wheelchairs, walkers and strollers etc.). 7 | P a g e Kinds of Housing The results showed support for a variety of housing types. The strongest support exists for family housing with 3 bedrooms or more and for seniors’ independent living. Senior supportive housing and special needs garnered strong/moderate support. All other housing types received moderate/neutral support. 8 | P a g e Parks, Recreation and Amenities Respondents wanted generous parks and green space, open space, public squares, and retention of mature trees, and gave these elements strong support. Respondents were asked their support of expanded community centre capacity on the Jericho Lands site and their support of also retaining the existing facilities at the Aberthau WPG Community Centre and Brock House Seniors Centre. There was very strong support for both to be achieved - 76% supported expanded capacity on the Jericho Lands site at the 4 or 5 level of support and 85% supported also retaining the existing facilities at Aberthau and Brock House. There was also support for the expansion of existing public schools of Queen Mary and Lord Byng to accept the students from Jericho. 9 | P a g e Transportation Infrastructure Respondents clearly wanted adequate frequent transit, walking and cycling paths, generous streets for walking and cycling, minimal traffic impact on existing streets and increased safety on existing streets. All these were given strong support. Sufficient on-site parking for residents and visitors and electric car charging were all given strong/moderate support. 10 | P a g e Environmental Design Respondents gave strong support to all the environmental design aspects, including: Avoid noise pollution, especially at night Avoid night light pollution Ecological cohesion with forested midsection of Jericho Lands to Jericho Park and Beach.
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