Areas 5 & 6, Rodgers Creek December 3, 2019
Background and History…. 1926: District of West Vancouver offered $2,000,000 worth of tax land in exchange for the construction of a bridge at the First Narrow 1927: H.H. Stevens took out an option for several thousand acres of tax sale land in West Vancouver for $12,500 1929: Stevens ’ financial backer from Washington State dies with no new backers as the Depression started WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Background and History … • A.J.T. Taylor had a dream to develop the “empty lands” at the foot of the North Shore mountains • With backing from British investors, Taylor established British Pacific Securities to facilitate investment in British Columbia • Taylor’s vision required acquiring undeveloped lands in West Vancouver and constructing a bridge to connect them to Vancouver • A chance encounter between H.H. Stevens and Taylor was the catalyst for the venture as Taylor acquired Stevens’ option WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Background and History … The opportunity was presented to the Guinness interests and their representatives viewed the site on May 27, 1931. WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Background and History … • October 8, 1931: British Pacific Properties Limited was incorporated • November 18, 1931: A plebiscite was held by DWV 1,329 voted for and 26 voted against • A long term partnership was formed WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
A Legacy of Development Rights 1,200 ft contour WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Starting in the East … 1,200 ft contour WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Developed Neighbourhoods 1967: Rockridge 1980: Westhill (joint development with Ottman) 1981: Cypress Ridge 1991: Camelot 1992: Canterbury 1997: Whitby Estates 2006: Taylor’s Lookout WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Rodgers Creek: Change Through a Citizen-led Working Group • 2006 Pioneered Working Group approach • Deep Citizen Collaboration and Involvement • Capitalize on community expertise WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
West to Rodgers Creek 1,200 ft contour Rodgers Creek WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Result: A Change in Pattern • 2008 New Rodgers Creek Area Development Plan • Determined density (~1.8m sqft) and unit count (736) • More diversity (no more than 20% single-family) • Secured amenities and phased development agreement • Stream protection • Conservation • New east-west trail WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
New Focus on Public Realm WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
More Diverse Housing WEST VANCOUVER’S UPPER LANDS DEVELOPMENT PLAN
Rodgers Creek AREAS WITHIN RODGERS CREEK
Existing
Proposed
Existing
Proposed
Summary of Changes • Increase in “for sale” units from 493 to 699 (206 additional units) by decreasing units sizes (no increase in floor area) • Increased density to allow up to 275 secured rental units including up to 150 on Lot 11, the District-owned parcel • Extension of Uplands Way to connect to Cypress Bowl Road • New Phased Development Agreement including green building and adaptability commitments • Noise bylaw amendment to allow for expanded construction hours in Areas 5 and 6 • Development Procedures Bylaw amendment to allow for delegated development permits SUMMARY OF CHANGES
OCP Policies Housing Secure new market and non-market rental housing using incentives such as bonus density, increased height, parking reductions, tax incentives, etc. Ensure that new multi-family and mixed-use housing meets the community needs with a range of unit sizes, a variety of housing forms, accessible housing types, etc. Use surplus District-owned lands to increase the availability of more diverse and affordable housing. Rodgers Creek Provide a diversity of housing types and forms with density concentrated westward toward the future Cypress Village
CACs and Phased Development Agreement Summary Item Value Proposed CACs 1 : CAC package $7.14 million • $7.14 million: Land Sale $2.86 million • $2 million for delivering lighting for Mountain Paths Outstanding $3 million • $71,400 (1%) for public art reserve fund (previous PDA) • $5,068,600 cash (unallocated) to be paid as follows: Total $13 million • $3,068,600 prior to zoning adoption • $1 million upon subdivision of Area 5 and no later than July 2020 • $1 million upon subdivision of Area 6 and no later than Dec 2021 District Land Sale: • Approximately 1,533 square metres of unopened road allowance • $2.86 million (value confirmed by 3 rd party appraiser) Outstanding Contributions and Amenities (Previous PDA expired September 25, 2019): • $2.5 million upon issuance of building permits for the 245 th unit in Rodgers Creek • $500,000 for environmental remediation projects • Final delivery of the upper mountain path and mountain path
Recommendation Consistent with the Official Community Plan to: increase secured rental housing (without increasing density); and increase housing diversity with reduced unit sizes. Presents a new phased development agreement to secure Proposes slimmer apartment buildings reducing building bulk without increasing density outstanding and new community amenities Improves transportation routing in the area allowing for the opportunity for transit Proposes slimmer apartment buildings reducing building bulk (without increasing density) Improves transportation routing in the area allowing for the opportunity for transit
Thank You! Questions?
Extra Slides
RODGERS CREEK MOUNTAIN PATHS
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