STORY about Housing posted on September 17, 2010 by dawn
17 rental units on the Drive under threat from commercial developer
Ankenman Marchand International takes a "grass-route approach" to gentrifying the Drive
The Jeffs Residence as it looks today
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On 15 September 2010 you could have gone to a free show at the Vancouver East Cultural Centre! That is, assuming that you ever found out about the deal ...
Welcome to a standard maneuver connected with developer-led "community consultation" in the planning process. Many of those who did manage to turn out received notice of the event through personal email networking that occurred less than 24 hours ahead of the presentation.
The Jeffs Residence
Redevelopment magicians from Ankenman Marchand International (AMI) displayed their storyboards in the main lobby. Taped to the front door of the Cultch was this announcement about what was going on inside from 5:00 to 8:00 pm: "Welcome to the Jeff's Residence First Community Workshop!!!" (No, Jeff is not some guy who shortened his first name – Thomas Jeffs built a fancy house a century ago.)
For those who missed the occasion, here is a recap.
The Jeffs residence (situated four blocks from the workshop venue) is a 1907 residential dwelling on the northeast corner of Salsbury and Charles, classed as Heritage B and described as "one of the few remaining landmark estate homes in the neighbourhood."
The very first developer board offered up an uncanny blooper. It said "We strongly believe in a 'grass-route' approach." (Forget those organic roots. The agenda is to find whatever bureaucratic route possible, through and past the neighbourhood, to get City Council to hand over big profits by approving a rezoning.)
The outline of "very preliminary ideas" was sketchy and contradictory. One drawing, already labeled as superseded, showed an open driveway "courtyard," while a subsequent drawing filled that same space with five rowhouses – and labeled the number as six!
Photographs of current conditions at the site (late summer brown grass, for example) were selected to make the property look bad in comparison with the pleasant sketches of developer visions. Setting up contrast between images of what-is-there with what-we-could-build is a standard ploy.
Trying for a Big Money Rezoning
Regarding this tossed-together and scarcely advertised presentation, another storyboard said that "outcome and feedback tabulated from tonight's meeting" will provide a basis for "reporting our findings back to City of Vancouver Staff and ultimately Council for their consideration." A stealthy automaton has just been set into motion.
A lengthy questionnaire asked obviously skewed ranking questions that were crammed with positive-spinning terms (such as 'like'). The quantification of this straw voting will do its best to demonstrate that the neighbourhood likes what it was shown.
After showing 17 existing residential suites on the site, one board laid out the agenda in a nutshell: "Additional density is required on the site over what exists today in order for the project to perform economically." Why there has to be a project that goes beyond the current zoning was not made clear, other than to indicate that concessions will be sought through a Heritage Revitalization Agreement.
A further comment astonishes with its blatant disregard for what exists: "At this point the Jeff residence is a 'blank canvass'." (Every developer wants to start with empty land, whether it is empty or not – think Little Mountain.) That's one more crazy unwitting pun. Canvas gets a picture painted on it. Canvass is solicitation for support – which is what this development consultant is now busy trying to do.
Basic data was obtained only through persistent questioning. Like the size of the property, verbally said to measure 155 feet by 132 feet. (That is almost half an acre). There was no comparison of existing zoning with zoning and/or relaxations that might be sought. Even though a desired FSR (floor space ratio) was implied in drawings, only a "guess" of 1.4 could be offered. This would more than double the 0.6 norm for the general area's current RT-5 zoning. Not even speculation could be offered about what the asking price for a new rowhouse might be.
How today's 17 suites might compare in density and cost with a replacement by 15 rowhouses plus a stratified Jeffs house renovation was nowhere addressed.
Drawings showed the existing renovated building moved right onto the corner and surrounded on three sides by 15 rowhouses (12 of them 14 feet wide, 3 of them 12.5 feet wide, usual depth 34 feet), with 22 underground parking spaces. Only a fringe of decorative greenery would remain to separate a totally built-out half-acre from the surrounding sidewalks.
About Ankenman Marchand International
The firm profile for AMI emphasizes specialization in "rezoning and master planning." This means they like to do the upfront work of wangling project approval from local government authorities.
A notable East Vancouver project of the firm was achieving the 2006 rezoning of two acres at the southeast corner of Kingsway and Nanaimo that blockbusted an immigrant working-class residential neighbourhood with a twenty-three storey tower. (Bob Rennie is now marketing that particular monument to out-of-scale gentrification as 2300 Kingsway.)
AMI also masterminded a controversial rezoning at 2250 Commercial Drive in the spring of 2010.
Paraded as corporate clients of AMI are the troubled Intrawest Development Corporation that used to own Whistler, petroleum giants Imperial Oil and Chevron Canada, and Olympic-sponsor junk food purveyor McDonalds Canada.
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Comments
This is but 1 more example
This is but 1 more example of an ever growing list of out of scale, out of character spot rezonings which the policies of the current Vision Council are not only encouraging but, allowing to proceed through the process & ultimately approving. These projects over-ride community plans & therefore, the community. They also destablise the real estate market, increase prices & developer risk leading to increased bankruptcies, etc.
Opportunity
It's unfortunate that this incredible opportunity is being met with ANY uninformed and narrow-minded opposition. The restoration of Jeff's Residence, and the additional townhouses provide a one of a kind chance for young families and first time buyers to enter the real estate market in a desirable location and neighbourhood. Moreover, the current state of the residence is poor, and the other buildings on the lot are disgraceful.
This isn't gentrifying - this is reality. Real estate is a hot commodity in Vancouver, and improving our neighbourhoods for future generations is imperative, and socially responsible.
As a single professional who has resided a mere block from Jeff's residence for a number of years - i'm thrilled that I may have an opportunity to invest in real estate exactly where I want to live - without having to justify the financing of a single family home, which I don't need - or want to afford. It's providing a scalable, and therefore, environmentally responsible, opportunity for young families and singles alike.
Do your homework, and take a walk around the neighbourhood - you'll soon realize that the restoration of this character home is something you should be supporting.
An opportunity...with costs
Yes, the mansion and the Charles St. house are in bad repair. The other building on Salsbury is in pretty good shape, however- far from disgraceful.
I think that everyone that has viewed the mansion and the large property on which it sits desires to draw out its potential. I too wished to realize the potential there and so, working with my neighbours, we established a housing co-op with an internal structure and we set to improving the buildings and grounds. We were held back by a lack of capital (due in part to the cost overruns of the Olympic Village) and so we could not make the co-op a freehold, nor could we raise the capital to tackle some of the larger repair issues. It is rather unfortunate that this co-op project could not survive, many of the people who live in these apartments have lived here for a long time and were eager to improve their homes, at last.
I also find it unfortunate that nobody is talking about what will happen to the residents here. A "blank canvass" it has been called by the developer! Total disregard for the lives of 23 people, including two young families, all in the name of hot commodity real estate. Nobody is opposed to improving the neighbourhood, but doing so without considering the needs of everyone in the community, even the "lowly renter", is socially unjust. I can appreciate your desire to own a home in the neighbourhood, Holly, but do you not have any concern for the people that already live where you want to invest? Or should we all just get out of your way so you can have what you want? Shouldn't the current residents have an opportunity to stay in the neighbourhood too? Especially since they have made efforts to to improve their homes and many have made contributions to the community through volunteer efforts and other good works? It makes me sad that who gets to stay in the neighbourhood is determined entirely by how much money one has. The sad fact is that if the redevelopment does occur, the new buildings will not be affordable to most.
Yes, revitalization of the mansion would be a positive, but let us be clear on the real costs of the current redevelopment proposal. It seems to me that since the foundational work of establishing a co-op has already been completed, that furthering this track is the most appropriate course of action. A just opportunity exists for a collaboration- co-ops, 3 levels of government and other partners could achieve the goals of improving the buildings and property, protect affordable housing and expand it with infill development, as well as enhance the character and amenities of the neighbourhood. The only thing missing is the Will.
<p>Yes, the mansion and the
<p>Yes, the mansion and the Charles St. house are in bad repair. The other building on Salsbury is in pretty good shape, however- far from disgraceful. </p><p>I think that everyone that has viewed the mansion and the large property on which it sits desires to draw out its potential. I too wished to realize the potential there and so, working with my neighbours, we established a housing co-op with an internal structure and we set to improving the buildings and grounds. We were held back by a lack of capital (due in part to the cost overruns of the Olympic Village) and so we could not make the co-op a freehold, nor could we raise the capital to tackle some of the larger repair issues. It is rather unfortunate that this co-op project could not survive, many of the people who live in these apartments have lived here for a long time and were eager to improve their homes, at last.</p><p>I also find it unfortunate that nobody is talking about what will happen to the residents here. A "blank canvass" it has been called by the developer! Total disregard for the lives of 23 people, including two young families, all in the name of hot commodity real estate. Nobody is opposed to improving the neighbourhood, but doing so without considering the needs of everyone in the community, even the "lowly renter", is socially unjust. I can appreciate your desire to own a home in the neighbourhood, Holly, but do you not have any concern for the people that already live where you want to invest? Or should we all just get out of your way so you can have what you want? Shouldn't the current residents have an opportunity to stay in the neighbourhood too? Especially since they have made efforts to to improve their homes and many have made contributions to the community through volunteer efforts and other good works? It makes me sad that who gets to stay in the neighbourhood is determined entirely by how much money one has. The sad fact is that if the redevelopment does occur, the new buildings will not be affordable to most.</p><p>Yes, revitalization of the mansion would be a positive, but let us be clear on the real costs of the current redevelopment proposal. It seems to me that since the foundational work of establishing a co-op has already been completed, that furthering this track is the most appropriate course of action. A just opportunity exists for a collaboration- co-ops, 3 levels of government and other partners could achieve the goals of improving the buildings and property, protect affordable housing and expand it with infill development, as well as enhance the character and amenities of the neighbourhood. The only thing missing is the Will.</p>
Affordable Housing Options, a Rare Commodity in the City of Vanc
I am extremely pleased to learn of the proposal for development in one of Vancouver's eldest neighbourhoods. Being a local resident of Vancouver, and a young professional eager to embark upon a career in this remarkable city, I've been completely demoralized by the harsh reality that the cost of living in one of the World's fastest growing cities is no joke.
Still in my early 20's, my housing needs differ quite significantly from what I find in a single-family home (which seems to be the norm in Vancouver). I am someone who would rather live on my own in order to utilize my home as a live/work residence. However, with my current financial situation at the early stage of my career, the only realistic option is to rent with several people. Also, as someone who relies 100% on public transit, there are only so many neighbourhoods in which I could live without devoting the better part of my day to the commute; the neighbourhoods adjacent to Commercial Drive, Hastings Street, and Broadway Avenue being some of the few. However, housing types typically found in this area seem to be tailored for people who already have large families.
Housing types like row-homes are a fantastic way to further Vancouver's EcoDensity initiative, which strives to keep our young City growing in a positive direction in the coming years. The concept of having multiple living units sharing a common site does a great deal to reduce the cost of living. Not only does this project propose many row-home units, but it will also house several apartment units in a building that is representative of Vancouver's young history (not to mention restore this large character home to its original beauty, as it has been devastated through multiple owners / renovations). I can only imagine that these units will meet my personal needs much better than the majority of developments in this City.
I cannot fathom why anyone would oppose such an elegant approach to heritage restoration with infill housing. It is projects like these that will help build Vancouver's reputation as a City not solely for the wealthy; but one that welcomes a demographic which varies as much as the cultural identity of the City of Vancouver and the Commercial Drive context.
Affordable Housing Options, a Rare Commodity in Vancouver
I am extremely pleased to learn of the proposal for development in one of Vancouver's eldest neighbourhoods. Being a local resident of Vancouver, and a young professional eager to embark upon a career in this remarkable city, I've been completely demoralized by the harsh reality that the cost of living in one of the World's fastest growing cities is no joke.
Still in my early 20's, my housing needs differ quite significantly from what I find in a single-family home (which seems to be the norm in Vancouver). I am someone who would rather live on my own in order to utilize my home as a live/work residence. However, with my current financial situation at the early stage of my career, the only realistic option is to rent with several people. Also, as someone who relies 100% on public transit, there are only so many neighbourhoods in which I could live without devoting the better part of my day to the commute; the neighbourhoods adjacent to Commercial Drive, Hastings Street, and Broadway Avenue being some of the few. However, housing types typically found in this area seem to be tailored for people who already have large families.
Housing types like row-homes are a fantastic way to further Vancouver's EcoDensity initiative, which strives to keep our young City growing in a positive direction in the coming years. The concept of having multiple living units sharing a common site does a great deal to reduce the cost of living. Not only does this project propose many row-home units, but it will also house several apartment units in a building that is representative of Vancouver's young history (not to mention restore this large character home to its original beauty, as it has been devastated through multiple owners / renovations). I can only imagine that these units will meet my personal needs much better than the majority of developments in this City.
I cannot fathom why anyone would oppose such an elegant approach to heritage restoration with infill housing. It is projects like these that will help build Vancouver's reputation as a City not solely for the wealthy; but one that welcomes a demographic which varies as much as the cultural identity of the City of Vancouver and the Commercial Drive context.
Affordable Housing Options, a Rare Commodity in Vancouver
I am extremely pleased to learn of the proposal for development in one of Vancouver's eldest neighbourhoods. Being a local resident of Vancouver, and a young professional eager to embark upon a career in this remarkable city, I've been completely demoralized by the harsh reality that the cost of living in one of the World's fastest growing cities is no joke.
Still in my early 20's, my housing needs differ quite significantly from what I find in a single-family home (which seems to be the norm in Vancouver). I am someone who would rather live on my own in order to utilize my home as a live/work residence. However, with my current financial situation at the early stage of my career, the only realistic option is to rent with several people. Also, as someone who relies 100% on public transit, there are only so many neighbourhoods in which I could live without devoting the better part of my day to the commute; the neighbourhoods adjacent to Commercial Drive, Hastings Street, and Broadway Avenue being some of the few. However, housing types typically found in this area seem to be tailored for people who already have large families.
Housing types like row-homes are a fantastic way to further Vancouver's EcoDensity initiative, which strives to keep our young City growing in a positive direction in the coming years. The concept of having multiple living units sharing a common site does a great deal to reduce the cost of living. Not only does this project propose many row-home units, but it will also house several apartment units in a building that is representative of Vancouver's young history (not to mention restore this large character home to its original beauty, as it has been devastated through multiple owners / renovations). I can only imagine that these units will meet my personal needs much better than the majority of developments in this City.
I cannot fathom why anyone would oppose such an elegant approach to heritage restoration with infill housing. It is projects like these that will help build Vancouver's reputation as a City not solely for the wealthy; but one that welcomes a demographic which varies as much as the cultural identity of the City of Vancouver and the Commercial Drive context.
Affordable Housing Options, a Rare Commodity in Vancouver
I am extremely pleased to learn of the proposal for development in one of Vancouver's eldest neighbourhoods. Being a local resident of Vancouver, and a young professional eager to embark upon a career in this remarkable city, I've been completely demoralized by the harsh reality that the cost of living in one of the World's fastest growing cities is no joke.
Still in my early 20's, my housing needs differ quite significantly from what I find in a single-family home (which seems to be the norm in Vancouver). I am someone who would rather live on my own in order to utilize my home as a live/work residence. However, with my current financial situation at the early stage of my career, the only realistic option is to rent with several people. Also, as someone who relies 100% on public transit, there are only so many neighbourhoods in which I could live without devoting the better part of my day to the commute; the neighbourhoods adjacent to Commercial Drive, Hastings Street, and Broadway Avenue being some of the few. However, housing types typically found in this area seem to be tailored for people who already have large families.
Housing types like row-homes are a fantastic way to further Vancouver's EcoDensity initiative, which strives to keep our young City growing in a positive direction in the coming years. The concept of having multiple living units sharing a common site does a great deal to reduce the cost of living. Not only does this project propose many row-home units, but it will also house several apartment units in a building that is representative of Vancouver's young history (not to mention restore this large character home to its original beauty, as it has been devastated through multiple owners / renovations). I can only imagine that these units will meet my personal needs much better than the majority of developments in this City.
I cannot fathom why anyone would oppose such an elegant approach to heritage restoration with infill housing. It is projects like these that will help build Vancouver's reputation as a City not solely for the wealthy; but one that welcomes a demographic which varies as much as the cultural identity of the City of Vancouver and the Commercial Drive context.