EDITION

MONDAY, AUGUST 12, 2013 Vol. 3 • No. 30

Community amenity contributions DEVELOPMENT, DENSITY AND DOLLARS

By Karenn Krangle

Developer contributions to community on how the city benefi ts from the land Meggs, who noted that developers amenities should not be considered lift of rezoned property and what it is pay charges (development cost levies) essential to the city’s growth, a city used for. on all new buildings, pointed out that councillor said recently. Th e event, entitled “Development, although rezonings receive “98 per cent Geoff Meggs of Vision Vancouver, density and dollars — what do we do?,” of the attention, they account for 3 per told a Simon Fraser University City focused on developer contributions, cent of the building permits. Conversations gathering earlier this particularly those in exchange for “Th ere were 44 of them last year,” he month that city staff negotiate on a increased density. said, explaining that CONTINUED PAGE 7 > case-by-case basis with developers on what community amenity contributions the city can expect from “extra wealth” generated by a rezoning. Although developers feel they have “a gun to their head,” he said, the city believes the wealth is produced by the public as a result of its regulatory actions. “I think CACs are important, but in my view they’re not a fundamental aspect — they should not be seen as a way to grow the city,” he said. Meggs was joined by Councillor WHERE ARE THE SWIMMERS? George Affl eck of the opposition civic Not at Sunset Beach (pictured) nor at Second Beach, which health offi cials have closed because of high coliform counts. Non-Partisan Association in a discussion INSIDE

Community plans Avalon Dairy Neighbourhood consultation continues Project not supported SUMMER BREAK NRU Vancouver edition takes a break until September. We return Sept. 9. p 3 p 9 2 VANCOUVER EDITION MONDAY, AUGUST 12, 2013

UPCOMING Urban design panel DATES TWO RICHARDS TOWERS

AUGUST 12 Development permit board, 3 p.m. UP FOR REVIEW AUGUST 14 Urban design panel, 4 p.m.

AUGUST 26 Vancouver’s urban design panel this approved by city council this spring and Development permit board, 3 p.m. week gives second reviews to both tower are now appearing before the panel at AUGUST 28 projects designed by DIALOG in the the development-application stage, both Urban design panel, 4 p.m. 1300-block Richards. slightly taller than proposed at their public SEPTEMBER 4 Th e two projects, at 498 Drake (formerly hearings. Vancouver city planning commission, 12:15 1300-1320 Richards), for Wall Financial, Th e panel gave both projects enthusias- SEPTEMBER 9 and at 1396 Richards, for the Onni tic and unanimous support during their Vancouver heritage commission, 11 a.m Group, had their rezoning applications fi rst reviews last year. CONTINUED PAGE 6 > Development permit board, 3 p.m.

SEPTEMBER 11 Urban design panel, 4 p.m.

SEPTEMBER 16-20 Union of B.C. Municipalities convention, Vancouver

SEPTEMBER 18 Vancouver city planning commission, 12:15

SEPTEMBER 23 Development permit board, 3 p.m.

Vancouver Park Board, 7 p.m.

SEPTEMBER 24 , 9:30 a.m.

Public hearing 6 p.m.

SEPTEMBER 25 Vancouver city council fi nance and services committee, 9:30 a.m.

VANCOUVER EDITION The Wall tower at Richards and Drake. NRU PHOTO The Onni tower at Richards and Pacifi c NRU PHOTO

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 , 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 TF: 1.855.360.1304 Jeff Payette, Layout published 45 times a year by F: 416.979.2707 [email protected] Complimentary trial subscriptions are available. NRU Publishing. Follow us on Twitter @NRUpublishing Advertising rates available upon request. 3 VANCOUVER EDITION MONDAY, AUGUST 12, 2013

Community plans GRANDVIEW TIMELINE EXTENSION LIKELY

City staff are likely to recommend an extended timeline for the Grandview Woodland community plan, and are examining the other three, Brian Jackson, the city’s general manager of planning and development said recently. At an open house two weeks ago on the Grandview Woodland plan, Jackson told NRU that staff are reviewing the processes for the West End, Marpole, Grandview Woodland and community plans and will report to council next month. “It’s almost certain there will be an extension here,” Jackson said of Grandview Woodland. Vancouver city council decided last month to wait until Sept. 25 to review the timelines for the West End, Marpole, Grandview Woodland and Downtown Eastside community plans aft er community groups asked for extensions. New rainbow crosswalks at Davie and Bute are part of the West End’s plan to celebrate Th e “emerging directions” shown at open houses in June as the city’s LGBTQ centre. NRU PHOTO upset residents in Grandview Woodland over tall towers proposed at Broadway and Commercial and Marpole residents urban frame on two edges and a nature frame — over a proposed “thin street” with new housing on Ash Street. and English Bay.” Th e emerging directions for the Downtown Eastside were Sovdi also talked about adding less intrusive density by presented at open houses in July, and staff are still examining developing infi ll along West End lanes, which he described as feedback, Jackson said. the “big move.’ Th e plans, which had been given an 18- to 21-month “Th e West End has the widest lanes in the city,” he said, timeline when work began in April 2012, were to come to and explained that new townhouses or other forms of housing council in October and November in draft form. built in the lanes behind existing apartment buildings could Jackson said a revised timeline for the Grandview supply aff ordable accommodation for families. Woodland planning process would focus on the entire area, Panel members discussed whether the character of the West not just Broadway and Commercial, and that Marpole’s thin End could be retained in the face of demographic change. street was off the table. “I’m convinced that over the next 10 to 20 years people like He said the only likely controversial area in the West End me will fl ood into downtown,” Darryl Condon said. plan is a proposal for taller towers at the western end of Davie. But panel chair Norm Shearing said the city needs to think City planners on July 31 gave Vancouver’s urban design beyond that, to where future development will occur. panel a presentation on the West End plan, focusing on urban “Th e dialogue is not going to be new,” he said. “It’s going to design and the community’s “villages” on Denman, Davie and build from the last community plan.” Robson, as well as its neighbourhoods and major corridors. West End residents are planning a community meeting for “We wanted to use design principles on how to shape the later this month. growth,” planner Holly Sovdi said, and noted that a “domical” Th e Grandview Woodland Area Council has scheduled a shape is seen for the West End skyline. public meeting for tonight (Monday) at 7 p.m. in Gym D at the He said the West End has two types of physical frame: “An Britannia community centre, 1661 Napier. nru 4 VANCOUVER EDITION MONDAY, AUGUST 12, 2013

Vehicles limited POINT GREY BIKE ROUTE APPROVED

By Doug Ward

Aft er fi ve days of fi erce debate at Vancouver city council, the Underlying the Vision vote was the party’s determination to Vision majority on July 31 approved a new bike route along meet the goal set last year in its Transportation 2040 plan of Point Grey Road, arguing that the city’s long-term goal of having half of all trips in Vancouver made by transit bike, or increased bike trips outweighs passionate local opposition foot by 2020. to the closure of the seaside road to high-volume commuter Deal said Point Grey Road is unable to accommodate both traffi c. motor vehicles and cyclists. “Something needs to be done and Th e proposed diversion of about 10,000 cars daily away that was known decades ago,” she said. “Th e population is from Point Grey Road and on to nearby arterial streets divided growing rapidly. We need to get people around the city with public opinion on the Vancouver’s West Side. Local residents, the same road space that we have now. We can’t continue commuting motorists and cyclists were split over the wisdom doing it in single-occupancy vehicles.” of turning Point Grey Road into a local neighborhood street. Th is view was backed by Carr who, while lamenting the Vision councillors agreed with engineering staff that the divisions over the plan, said the city needs fewer motorists current bikeway through is unsafe and that forcing and more cyclists, walkers and transit users. “If we are going commuters to turn south down other arterial roads will not to take climate change seriously, we absolutely have to look at result in the congestion and havoc predicted by the naysayers. how we transport ourselves.” Vision Councillor Heather Deal, who put forward the Affl eck unsuccessfully moved to have the plan deferred, decisive motion, said westbound commuters using Point Grey called the changes policy “made on the fl y” and argued that Road already have to turn left at Alma in order to proceed the majority of people who spoke at council were opposed to further west. Under the new plan, these vehicles will have to the changes. turn left earlier on Macdonald and then head west on already “We are pushing this forward in a way that neighbors don’t busy roads such as Fourth Avenue, West Broadway and 16th. want it pushed forward. It’s going too fast for them,” he said. “What this [the new plan] will mean for these people is that “It’s clear to me that we can do a better job.” they make the left turn one kilometre earlier,” she said. “Th at’s it.” Vision Councillor Geoff Meggs rose to defend the city And for that one-kilometre diff erence, added Deal, the engineering staff who argued that the changes on Point Grey city gets the new seaside greenway, which will fi ll the gap in Road wouldn’t result in serious congestion and inconvenience the 28-kilometre waterfront cycling and walking pathway to motorists and local residents. that extends all around the downtown and out along Spanish Meggs said critics of new cycling initiatives have consistently Banks to the University of B.C. predicted that new bike lanes will bring chaos to the roads. In “Th is route is going to become a jewel and will be appreciated most cases, he said, the critics have turned out to be wrong and by people throughout the region,” she said. engineering department projections proven right. Th e $6-million plan backed by the centre-left Vision City transportation staff , for example, accurately predicted Vancouver in a 9-2 vote also includes separated bike lanes on that motorists would adapt to the new separated bike lane on York Avenue, improved parks and widened sidewalks. the Burrard Bridge, Meggs said. Councillor Adriane Carr also voted in favour “Th ey said it wasn’t going to be bad and it wasn’t bad at all. of most of the approval motion, which was divided into In fact, it was quite good. And we’ve seen a signifi cant increase separate sections, while Non-Partisan Association Councillors in cycling, including in Kitsilano, but it’s not as good as we George Affl eck and Elizabeth Ball voted against the project. would like.” nru 5 VANCOUVER EDITION MONDAY, AUGUST 12, 2013

Supreme Court of PUBLIC WORKS CAUSE ‘NUISANCE’ TO PRIVATE LAND

By Evan Cooke

A Supreme Court of Canada decision last March on an Antrim argued that it satisfi ed this part of the test because case eff ectively reverses prior rulings from B.C.’s Court of it would have been entitled to damages based on a claim of Appeal regarding the eff ects of infrastructure construction on private nuisance. private property. At common law, an owner of land abutting a road enjoys the Th e Supreme Court of Canada’s March 7 release of its decision right of access to and from the road, and interference with such in Antrim Truck Centre Ltd. v. Ontario (Transportation), 2013 access may give rise to a claim in nuisance. Private nuisance SCC 13, is potentially relevant to B.C. property owners and claimants must show that the interference with the enjoyment tenants because it aff ects how courts will assess interference of property is both “substantial” and “unreasonable.” with the use and enjoyment of private land caused by public Th ere was little dispute that the road construction caused works construction. “substantial” interference. It was the fi rst signifi cant SCC decision regarding Th e Court primarily focused its analysis on the question expropriation law in many years and stands in contrast to a of reasonableness, particularly in the context of interference 2011 B.C. Court of Appeal decision against a Cambie Street caused by public works. merchant who was aff ected by construction of the Canada Th e SCC held that there is a need to balance the competing Line. interests of (1) public authorities that undertake projects to Antrim Truck Centre Ltd. brought a claim for compensation further the public good, with (2) private interests. against the Province of Ontario alleging that, even though Th e SCC acknowledged that, to a certain extent, “everyone the province had not actually taken any of Antrim’s land, the must put up with a certain amount of temporary disruption construction of a new section of provincial highway eff ectively caused by essential construction.” put its truck stop along the old highway out of business. In concluding that a “reasonableness” analysis is required, Th e legal foundation for Antrim’s position was found in the the SCC eff ectively reversed prior rulings from British Ontario Expropriations Act. It states that a public authority Columbia’s Court of Appeal. must provide compensation where it causes a reduction in Th e SCC made it clear that the importance of the construction market value of land, or personal and business damages, even activity cannot necessarily trump private interests. Th e Court where none of the claimant’s land is actually acquired. said the distinction lies between, “on one hand, interferences Th e claim is referred to as “pure injurious aff ection.” When that constitute the ‘give and take’ expected of everyone and, on making a claim for injurious aff ection, a claimant must satisfy the other, interferences that impose a disproportionate burden a three-part test, by showing that: on individuals.” • Th e damage resulted from an action taken under statutory Ultimately, the SCC held that a prior damages award to authority; Antrim from a compensation tribunal had been properly • Th e action would have given rise to liability at common awarded, given the substantial and unreasonable interference law, if not for that statutory authorization; and with its enjoyment of its property. • Th e damage resulted from the construction of the public It is important to understand the Antrim decision in the work and not its use. context of the specifi c statutory scheme in Ontario, which Antrim’s claim turned on the second requirement: If the clearly allows for compensation for damages arising from pure road construction had not been performed under statutory injurious aff ection. authority, could Antrim have successfully sued for damages In contrast, while the B.C. Expropriation Act refers to caused by the construction? “injurious aff ection if no land taken,” the CONTINUED PAGE 6 > 6 VANCOUVER EDITION MONDAY, AUGUST 12, 2013 PUBLIC WORKS CAUSE ‘NUISANCE’ CONTINUED FROM PAGE 5 application of our language is less clear and our courts have It is unclear whether the Antrim decision will result in more provided limited guidance on its interpretation. successful compensation claims against public authorities in Compensation rights may also diff er in B.C. for other this province. reasons. For example, the Province of B.C., under the B.C. However, it can be expected that more claimants will avail them- Transportation Act, enjoys statutory immunity from certain selves of the Antrim decision to advance pure injurious aff ection injurious aff ection claims. claims, at least until our courts rule decisively on this issue. Further, in cases where the legal basis for a business loss claim is the common law tort of nuisance, as was the Evan Cooke is the Vancouver head of the Municipal Law and case in Susan Heyes Inc. (Hazel & Co.) v. South Coast B.C. Expropriation Law practice groups at Borden Ladner Gervais Transportation Authority, 2011 BCCA 77 (the infamous LLP. He represents both public and private clients in all types case involving the ’s impact on a Cambie Street of land related negotiations and disputes. Evan can be reached merchant), the defence of statutory authority may apply to at 604 640-4107 or mailto:[email protected]. nru relieve a B.C. authority from any liability. RICHARDS TOWERS UP FOR REVIEW CONTINUED FROM PAGE 2

Wall’s 45-storey project (formerly 43 storeys) at Drake and rental units, one retail unit and a 37-space childcare centre. Richards is to contain 268 dwelling units and retail uses at Th e 415-foot tower, also on a narrow site, with a 300-foot grade, with a podium. frontage on Richards but only 100 feet on Pacifi c. Th e slim glass, aluminum and painted-concrete project will Some neighbouring residents at the June public hearing be built on a narrow site. expressed concern about the proposed height of the nine-storey Th e community amenity contribution from the develop- podium, but planning staff said they were working on having ment will go towards the housing and social services for Wall’s its height reduced. project at 1107 Seymour. Th e project is expected to generate $4.5 million in Onni’s 43-storey (formerly 42 storeys) project at Richards and development cost levies, about $481,360 for public art and Pacifi c will have a midrise podium, 141 condos plus 130 market- $1,174,000 towards the childcare centre. nru VANCOUVER BRIEFS

Jubilee House at Vancouver’s development Th at project and the one at owned by Brenhill, was development permit board permit board today. 508 Helmcken across the traded for the city’s site A social-housing project Brenhill Developments has street , both designed by at 508 Helmcken, which relating to the controversial applied for a permit for a GBL Architects, are the currently contains Jubilee tower at 508 Helmcken, 13-storey building at 1099 result of a land swap between House social housing. recently approved by Richards, to contain 162 the developer and the city. In exchange for being city council, goes before social-housing units. Th e 1099 Richards site, CONTINUED PAGE 8 > 7 VANCOUVER EDITION MONDAY, AUGUST 12, 2013 DEVELOPMENT, DENSITY AND DOLLARS CONTINUED FROM PAGE 1 developers who ask for more density through rezoning must go programs, and said he voted for the project because he thought through a public hearing. “If that density is granted, then wealth it was consistent with the area plan, which saw that site as one is generated on that site.” of three that could accommodate a larger project. However, he said CACs off er a wider range of amenities “It would be naive to think it would be a four-storey building for the city — including aff ordable housing — than DCLs are at that site because it will be a transit hub,” he said. “Th ere have allowed to do under the Vancouver Charter. been cases when [rezoning applications] get turned down, but Development consultant and writer Bob Ransford said they usually get turned down at the staff level and don’t make municipalities in general are “addicted” to fi nancing infra- it to council.” structure through development. Affl eck, who said some applications should have been turned “Th at’s going to bring some real realities to roost in the down, also argued against the city “subsidizing developers” to near future,” he said, noting that these charges and subsequent create new purpose-built rental housing through the STIR and increased costs are passed on to home buyers. Rental 100 incentive programs. He said there are plenty of condos Ransford added that studies have shown that development available for rent. However, city staff have noted that these tend to fi nancing is an ineffi cient way to fund infrastructure and that be more expensive and do not give tenants secure tenure. the higher housing costs also aff ect mortgages. Affl eck also said he is concerned that if the city continues Meggs argued that the developers are the ones asking for to fund social housing projects, it will never be able to get the the extra density. senior governments to contribute. Ransford replied: “If municipalities went out and borrowed Meggs, whose party has been criticized for approving all the money at much lower rates amortized over the life of the rezonings despite neighbourhood opposition, acknowledged infrastructure rather than the life of somebody’s mortgage ..., that residents oft en feel that the extra density, whether a we’d end up being able to fund more infrastructure.” building is tall or wide, is an imposition. But Affl eck said he worries about debt and asked if the city He said council takes into account city-wide issues as well would ever be able to solve the aff ordability issue. as neighbourhood ones, and disagreed with a suggestion that Meggs said DCLs have brought in about $400 million over council has gone against policy on occasion in a rezoning. the last 10 years and CACs, which are more recent, have netted Someone then shouted: “508 Helmcken!” in reference to about $100 million over the last three or four years. About 29 the fact that the approved tower will be taller and denser than per cent of that has gone to aff ordable housing. the downtown-south policy recommends. But Affl eck, who repeatedly asks questions in council about Meggs referred to Metro Vancouver’s regional growth strategy, CACs, said he is concerned that the city is putting more CACs which discourages development on agricultural, recreational or into housing and that the funds would be better spent on conservation areas, and said the city has to manage its growth. “traditional” amenities such as parks or community facilities. “Th e city is not full, in my opinion, and no one will ever Using the recent example of the rezoning at 508 Helmcken, declare it full, and there’s no neighbourhood in the city that’s where a tall tower was approved in exchange for social housing, fi nished and is not going to see further change. Affl eck said the amenity did not provide anything for local “Th e controversy in the city right now is, unlike George’s residents in general. neighbourhood in or downtown south, where “When you densify a neighbourhood, you have to provide there were very few residents, development’s now going to things to make the neighbourhood cohesive,” he said. “By not established neighbourhoods,” he said. providing the neighbourhood with the kind of things [like] Meggs said height is oft en the big issue, but tall buildings the traditional CACs ..., by adding more housing, in my mind, can be allowed without rezoning. we’re adding a bigger problem to the neighbourhood and not “I don’t agree with those who say the city is or could be full,” providing the neighbourhood with those basics that they need.” he said. “In fact there are neighbourhoods in our city that are Regarding the controversial Rize project in Mount Pleasant, stagnating because of population — Dunbar comes to mind,”

Meggs said the developer agreed to put $3 million towards arts he said. “Almost no change in the last 25 years, CONTINUED PAGE 8 > 8 VANCOUVER EDITION MONDAY, AUGUST 12, 2013 DEVELOPMENT, DENSITY AND DOLLARS CONTINUED FROM PAGE 7 but changing needs, because seniors in Dunbar can’t downsize Asked “what is the future of CACs,” Meggs said he is uneasy because they can’t get to apartments that aren’t being built. about whether the city should move towards a fl at-rate system “Developers are reacting to it, but any rezoning on Dunbar rather than continue to negotiate with developers. is hell on wheels.” “I think the discretionary zoning does provide the public He pointed to Dunbar’s opposition to an application last with the opportunity to recapture more value,” he said. year by a church, which wanted to build a four-storey seniors Th e two councillors were in general agreement on other supportive housing facility. matters regarding development, density, building heights, and But Affl eck asked: “At what point do we anger a neighbour- particularly on whether CACs should be used to subsidize transit. hood to do what we think is best for the city? “I don’t agree with that,” Meggs said. “I believe density “It’s obviously very challenging for us and it’s our job to should be located near rapid transit. Th e taxpayers of the city analyze it and think what’s best for the city, but to build against are producing that upward value and it should not be given what the neighbourhood agreed to years earlier, we’re angering over to what was historically a provincial responsibility to everyone in the neighbourhood and we need to reassess that provide capital investment to rapid transit.” community plan.” Affl eck said the city should also focus on creating Affl eck added that “community planning should be going neighbourhoods where people can both live and work, as well on all the time and not be so ad hoc as it is now.” as density around transit hubs. nru VANCOUVER BRIEFS CONTINUED FROM PAGE 6 permitted to build a 36-storey its second review last month. swimmers, dogs and Canada Conversations series discusses tower at 508 Helmcken, which Th e project’s earlier scheme geese during the long stretch whether B.C.’s agricultural sits on the edge of Emery received complaints from of warm weather. land reserve is “under attack.” Barnes Park, Brenhill off ered residents of neighbouring Sunset has had high Th e event will examine to pay $25 million toward the Jameson House on Hastings, coliform readings in the past. the provincial government’s new social-housing facility. who said one corner of it was Th e bulletin said Jericho recent decision to do a “core too close to their building — Beach, as well as West review” of the ALR through The Exchange at permit board only 30 feet at one point. Vancouver’s Ambleside, a commission that is looking Also before the board Whytecliff and Eagle Harbour for ways to save money and today is Iredale Group No swimming beaches were also found to is tasked to determine if the Architecture’s application Sunset and Second Beaches have high coliform counts, but ALR’s decisions are “structured for Th e Exchange building, in Vancouver have been are still open to swimming. to help achieve the goals of our a 31-storey tower to be built closed to swimming aft er Vancouver Coastal Health is provincial government.” beside and on top of the old health offi cials found continuing to sample the water. Participants will also discuss stock exchange at 475 Howe. elevated coliform counts. port expansion projects, Th e project at Pender and City hall sent out an Future of the ALR commercial development Howe, for Swissreal Group, advisory Friday saying it was Former Greater Vancouver on farmland and major road was recently redesigned posting closure notices on regional district planner Ken projects in the region. by Swiss architect Harry the two beaches, and blamed Cameron is the featured Th e event is at 12:30 Gugger and was supported contamination caused by speaker Th ursday as Simon p.m. in room 1600 at SFU’s by the urban design panel at increased numbers of boats, Fraser University’s City Harbour Centre campus. nru 9 VANCOUVER EDITION MONDAY, AUGUST 12, 2013

July 31 PANEL WITHHOLDS SUPPORT FOR AVALON PROJECT

Rezoning plans for the old Avalon Dairy site could go back to the drawing board aft er not being supported by Vancouver’s urban design panel on July 31 and by the Vancouver Heritage Commission two days earlier. Panel members said that although they liked the concept of the project, they had problems with the placement of the townhouses vis-a-vis the farmhouse and the way the project’s density is handled. Some were concerned that the new buildings would cast shadows. Th e vote of non-support was unanimous. Hywel Jones Architect Ltd., on behalf of Avalonna Homes, has applied to rezone 5805 Wales St. from RS-1 (single family) to CD-1 (comprehensive development) for a project with 65 strata stacked townhouses, with restoration and heritage Model of Avalon project as presented. The farmhouse is in the centre. NRU PHOTO designation of the old Avalon farmhouse. Planner Tim Potter told the panel that the the units would “celebratory” of the site. be contained in nine three-storey buildings, with two dwelling “I fi nd myself coming to this site and feel somewhat lost,” units in the farmhouse, plus an amenity room. he said. “It’s a wonderful site. It’s a wonderful piece of urban Th e southeast Vancouver project also includes urban fabric and deserves the density being proposed ....” agriculture and improvements to the nearby greenway. Panel Joseph Fry, who said it was an intriguing site and interesting members generally liked the idea of the food gardens but opportunity for infi ll, but also concerns about the fi t between wanted to see improvements on the open space. the buildings and the site: “It’s just feeling like a medium body “Th e delineation of private versus public space is confusing,” wearing an extra-large suit.” panel member Ryan Bragg said. “It’s not clear where the Th e heritage commission also withheld support for private space ends and the public space begins.” the project aft er members said they wanted to see design Architect Jones told the panel his team worked with local development on the siting of the townhouses, asked for residents, who said they didn’t want to see a lot of row houses more open space and said the farmhouse should have greater on the site, and preferred a height limit of three to four storeys. visibility. However, the commission did support the project’s He said the neighbourhood around the site consists of a lot density and the plan to restore the farmhouse. of Vancouver Specials. Th e dairy, which had operated on the site from about 1906, Bragg wondered whether it was the farmhouse or the was the city’s last dairy farm when it moved to Burnaby two Vancouver Specials that set the context of the site. years ago. Panel member Darryl Condon called the arrangement of the townhouse buildings “haphazard.” 1933 Fraser “I really have concerns with the way density is distributed Th e panel did support a development application for an on this site,” he said. building for the Centre for Digital Media at the north foot of Walter Francl agreed, and suggested ways the planned new Fraser on the Great Northern Way campus. buildings could be rearranged into a site plan that is more Musson Cattell Mackey Partnership has CONTINUED PAGE 10 > 10 VANCOUVER EDITION MONDAY, AUGUST 12, 2013 METRO VANCOUVER NEWS

Offi ce vacancies up “Downtown vacancy rose to 4.6 per cent from 3.3 per cent Vacancies in offi ce space have risen so far this year downtown at mid-year 2012, and is also the most vacancy registered since and in some suburban markets, Avison Young’s mid-year mid-year 2011,” it said. “While vacancy rates at mid-year 2013 Metro Vancouver offi ce market report says. for the three submarkets that comprise Vancouver proper — saw the largest amount of “negative Downtown, Yaletown and Broadway — all rose, compared absorption,” followed by Surrey and Burnaby, the report said, with 12 months earlier, each remained less than 5 per cent. adding that Richmond also has a high vacancy rate, but its “Th e rise in vacancy is largely attributable to small increases vacancies have been steadily decreasing. in vacancy across numerous locations rather than a few Th is was the fi rst time since 2009 that downtown has seen signifi cant events in specifi c buildings.” such a trend, and it is at the highest vacancy point since mid- Overall, Metro Vancouver’s offi ce vacancy rate stands at 7.5 2011, the report said. per cent, up from 7 per cent at the end of 2012, the report said. nru PANEL WITHHOLDS AVALON SUPPORT CONTINUED FROM PAGE 9 applied to build a four-storey offi ce building at 1933 Fraser (501 “It’s an unabashed contemporary building,” said Bragg, who Great Northern Way), with some student housing on an upper fl oor. suggested the design be a bit “calmer.” Anita Molaro, assistant planning director for urban design, Condon, the only member not to support the project, called said the building would be the second building on the site for the building ambitious and said care has to be taken with the the centre. ribbon’s application so it doesn’t look like a ribbon on a glass box. Members of the project team gave the panel a unique, Francl said he’s “willing to buy into the ribbon-string animated powerpoint presentation on the building, produced treatment” but needs a rationale. by students, and said they’re trying to “create a dialogue He also said more thought needs to be given to the building’s between the buildings themselves.” relation to the adjacent one. Panel members had varying responses to the design of the Panel chair Norman Shearing agreed: “Th ere needs to be project — a glass building with a ribbon treatment. more design development in exploring how these buildings relate to each other. “Th is one feels more like an applique, a graphic, a notion of a circuit board.” nru

NAIOP Vancouver represents commercial real estate developers, owners and investors of office, industrial, retail and mixed use properties. NAIOP Vancouver provides strong advocacy, education and www.naiopvcr.com business opportunities 604.601.5106 and connects its members through a powerful North American network. Centre for Digital Media building at Fraser and Great Northern Way NRU PHOTO