Ambleside Dundarave Ratepayers Association

QUESTIONS FOR PLANNING

 

OFFICIAL COMMUNITY PLAN DRAFT: 

QUESTIONS FOR PLANNING

  1. Why is draft so very general in every aspect other than housing unit

numbers?

  1. Will the Local Area Plans be obligated to meet housing targets

outlined in the draft OCP?

  1. How rigid are these housing unit targets?
  2. What if the Local Area Plans e.g. Ambleside state that there is not the

capacity to absorb the proposed number of new units?

  1. What basis do the proposed number of units (1,000-1,200 Ambleside)

have with land availability? With neighbourhood character?

  1. How is neighbourhood character defined? How will neighbourhood

character be evaluated?

  1. Conceivably 1000-1200 new units equates to 10-12 more Grosvenor

developments. What will this look like?

  1. The report to council about the release of the OCP draft spoke to

buildings up to 12 stories and above 12 stories in our village centres
but there is no mention of this draft OCP. Why?

  1. Are buildings above 37.5 feet a possibility in Ambleside? Are buildings

above 37.5 feet a certainty in Ambleside?

  1. Can the housing unit targets be reached without changing current

zoning?   If not where might zoning changes occur? Which zoning
changes might occur?

  1. Can the targets be reached without significantly changing current

restrictions for     a) heights?

  1. b) density?
  2. c) setbacks?
  3. What changes do you anticipate for    a) heights?
  4.                                   b) density?
  5.                                 c) setbacks?

 

  1. Where do you anticipate each of these changes?
  2. Why are no new housing units suggested for Dundarave?
  3. Page 31 indicates Ambleside will change from a village to an “urban”

area. However, small village character is repeatedly listed as one of
Ambleside’s most desirable assets. (Recent Town Centre survey)
Why this disconnect?

  1. Quality of Life:
  2. Quality of Life in general was the central point of last OCP.
  3. All former OCPs had provisions to specifically address views

and view corridors.  Quality of Life is a key measurement in Community
Satisfaction Surveys. (while still ranked high) has been declining.

  1. Quality of life was deemed the key element of any successful

OCP by ALL three (expert) speakers at the meeting held by the Community Centres Society.

  1. Key elements (views, privacy, light) in 2016 West Vancouver Residents Guide identifies the preservation of views, view corridors, privacy and sunlight as important quality of life factors when building or renovating.
  2. Tree Bylaw group meetings reflect a keen interest in views and view preservation. (Page 41, 2.6.5, “Balance tree retention, replacement or compensation for their ecological value with consideration to access to sunlight and significant public views.”

Yet, this draft does not define or measure quality of life factors.

Why does this OCP not 1) clearly define Quality of Life elements

and 2) provide a means to measure each for progress or decline?

Why does OCP not address publicly owned lands such as 15th

and Fulton Avenue, Klee Wyck, and other areas? Please provide a map.

  1. How many of the following do we currently have and how many

unit of each do we need?

  1. a) supportive housing units.
  2. b) rental housing units.
  3. c) long term care (beds)
  4. d) affordable housing units (based on 30% of average income)
  5. All recent developments have been described as providing “diversity”

and options for both young families and downsizing seniors. However
they have not evidently achieved this. What verifiable data do you
have to indicate specific needs and options?

  1. Why is there no summary document for the draft OCP? (IR5 Master

plan summary provides clear portrait of growth)

  1. Why is there no comparison sheet to illustrate differences between

old and new OCP (what is same, changed, pending change an
demonstrate why changes are improvements.)

  1. How is vibrancy measured? If this is an objective, how will we know

When it is achieved?

  1. What do the terms “explore” and “consider” mean in the context of the

draft OCP? Are they merely suggestions?

  1. Metro Vancouver Growth Strategy includes IR5 (Indian Reservation

5) in WV projections.

Their proposed market housing and current rental housing (Park Royal Towers – lease ending soon) have direct impact on WV housing needs. Why is this not addressed?

  1. What is the source for the above data? What are the projected

numbers based on?

  1. What are the baselines and measurement criteria for targets on

page14?  How were these criteria established?  What other
measurement criteria were considered?

  1. (page 14) Does “30% more diverse housing” include any new

housing units?

  1. (page 14) How have these been evaluated? i.e. Are we measuring

right thing?

Measuring a 20% increase in participation in programs. Could this be
achieved with a population increase? Would it count only West Vancouver
residents or include the large portion of program users residing elsewhere?
Why not measure of new West Vancouver participants not previously
enrolled in programs?

  1. If this is supposed to be a high-level document, why does it have

prescribed numbers of housing units?

  1. What are the alternatives to density bonuses?
  2. 3 data uses 2011 numbers. Why not the more recent 2016 data?

(2016 census data was available early 2017.)

  1. Whose vision is represented on p 13? This has been articulated by

Planners rather than community

  1. How/when was VISION specifically developed by COMMUNITY?How/when was the VISION validated by the COMMUNITY?
  2. What is future for Klee Wyck?
  3. How will the provisions to reduce off street parking requirement affect

congestion?

  1. Why does the Transportation section not mention:
  2. a) mobility pricing?
  3. b) congestion?
  4. levels of service? (measurements of delays at key points

and all intersections with a light.)

  1. Do we have baseline level for service data?
  2. Should the OCP incorporate North Shore Transportation Planning

project findings?  If the study doesn’t produce any short term, substantial
solutions to traffic congestion, will projected number of new housing units be reduced?

  1. Eagle Island is exempted from change (coach houses) yet twice

Planning has endorsed a coach house proposal. Why this
inconsistency? What has changed?

  1. Why will staff prepare report indicating how we fit into regional

context statement only after Draft OCP is approved? (Page 4.)

Would like to see report indicating how WV fits into regional context

statement as part of Draft OCP, not after Draft approved.

  1. Page 7 indicates three quarters of the workforce and students

commute to West Vancouver from other areas, but does not provide

numbers of how many West Vancouver residents commute to other
areas. Why this omission?  Do we have these numbers? Can they be
included in the Draft report?

  1. How do our numbers differ from other areas in the GVRD?
  2. Please define “underutilized” as per page 19, 2.1.16.
  3. What is a “commercial node”? Where are commercial nodes?
  4. How will you measure support of small business?
  5. How high is a “story”?
  6. How will another monster on Mathers or great wall of Lawson be

prevented?

  1. Page 19, 2.1.15 lifts the moratorium on development while Local Area

Plans are pending. Why would we allow development when further
certainty is pending?

  1. What other groups has Planning met with re: draft OCP? What are

their issues? Do you have a list of their Questions and Answers?

How did they poll their members for input?

  1. Is there a compilation of Questions and Answers from the Information

Booths and other individual engagements with Planning? If so can this
information be circulated to the public so they may have time to
read and comment?  (i.e. extend March 16 deadline)

  1. Will the statement “responding to neighbourhood context and

character” apply to all neighbourhoods (including commercial)?

If not, why not?

  1. Why is there no summary document for the draft OCP? (IR5 Master

plan summary provides clear portrait of growth)

  1. Why is there no comparison sheet to illustrate differences between

old and new OCP which would demonstrate why changes are improvements?

  1. Why is Phase 4, arguably, the most important, so rushed?
  2. Other than a public hearing, why is there no plan for public input to

any edited plan?

  1. How will changes to the draft be made known to the public?
  2. Can any changes to draft plan be highlighted? e.g. coloured font
  3. Will the next phase go straight to a public hearing without further

public input.?

  1. Will any changes to Section 2 require a public hearing?
  2. Why is there no plan for public town hall meetings on this critical

document?

  1. Why would Planning not meet with a large group of citizens

interesting in learning more about the draft OCP?

  1. How can this draft OCP be assessed by the public without

considering all of Section 2?

  1. Why was Section 2 not made available to many members of the

public who requested a copy?

  1. How does the Waterfront Strategy fit into this plan?
  2. When will we have an opportunity to discuss location of an Arts

Centre?

  1. All former OCPs had view protection provisions. Many people want

them strengthened, but they have been removed. Why are there

none in this OCP?

  1. How/When did the view protection provisions in the former OCP

(Part 2?)  get removed? Please provide date of public hearing, and

motion.

Policy BF-C-4 – Buildings up to three stories above the adjacent street in the Ambleside Town Centre may be considered to encourage meritorious design. Building design should contribute to visual street interest, not significantly reduce views from existing residential uses generally, maintain the overall low scale village character, not significantly impede available sunlight to the street, and not increase the total building floor area that would otherwise be permitted in a two-story building.”

  1. The library recently disposed of historic OCPs making research

challenging. They provide historical context and chart changes. Can

Planning provide the WV library with copies of all historical OCPs and

amendments?

  1. The justification to develop the upper lands was that Ambleside was

built out to desired capacity. What was the criteria for this original

decision, what has changed and when?

  1. What does “informed by” on p. 9 mean?
  2. How is vibrancy measured? If this is an objective, how will we know

when it is achieved?

  1. What do the terms “explore” and “consider” mean in the context of the

draft OCP? Are they merely suggestions?