Friday 28 December 2012

A commemoration for the unknown victim / re-evaluation for the future

Candle lanterns set for the ceremony commemorating the unknown victim. Belle Isle to Curling pathway. Dec. 23rd

This past summer our community was rocked by the discovery of badly-decomposed human remains aside the pathway linking Belle Isle Place to Curling Road.  This public thoroughfare, used daily by dozens of pedestrians and cyclists of all ages, from both this community and from across the North Shore, lies next to the 4.35 acre vacant lot, scheduled to soon be reborn as a mixed-use, medium density redevelopment of seniors housing, condos and community centre to serve the Lower Capilano neighbourhoods.

On Sunday, the 23rd, a small group of local residents gathered to observe and participate in a cleansing ceremony, conducted by Eugene Harry, an elder of the Squamish Nation, to set free the spirit of the still-unknown victim discovered in August.  Participants in the ceremony included those living directly adjacent to the site.  As part of the ceremony several residents spoke of the taint on the neighbourhood, and their sense of personal guilt and unrest created by the unwelcome discovery, albeit that it appears that the victim was murdered elsewhere and subsequently transported to the site.

The discovery of human remains in a residential neighbourhood has finally put paid to any notion that our neighbourhood is unneedfull of change and rehabilitation.  The realization that this neighbourhood would serve as a suitable dumping ground for bodies put an end to those ideas forever.

The emerging plans for the proposed Village Centre call for the 20 foot wide strip of right-of-way stretching from Curling Road to Fullerton Avenue to be reborn as a tree-lined cycle and foot path, backed on one side by the Belle Isle homes and on the other by three-storey townhomes facing onto the pathway.  It will not be a place where unknown victims are found rolled into a ditch.

Sunday 2 December 2012

"Unsafe is Safe" / People-oriented design for Village Centre street is safer option

During the recent DNV planning workshops and community-organized "bench sessions", both residents and the developer repeatedly stated their strong preference for a "shared space" pedestrian-dominated street running through the middle of the Village Centre, from Fullerton Avenue to Curling Road.  The design of such a street was felt to be critical to developing a true 'village' feel, with vehicles held to low speed and generous amounts of landscaping, creating a street that effectively functions as an extension of the public plaza set at the heart of the Village Centre.

The emerging design for the "woonerf street" incorporates many elements to achieve exactly this effect. As it turns out, the design elements for such a street are not only more pleasant, while still affording vehicle use, they are much safer as well.  Below is an excerpt from an article on the value of independent judgment, "Anarchist Calisthenics" in the December issue of Harper's magazine.  

"What would happen if there were no electronic order at the intersection, and motorists and pedestrians had to exercise their independent judgement?  Since 1999, this question has been put to the test with stunning results, leading to a wave of "red-light removal" plans across Europe and the Untited States.  Both the reasoning behind this small policy initiative and it results are, I believe, relevant to other, more far-reaching efforts to craft institutions that enlarge the scope for independent judgement.

Hans Monderman, the traffic engineer who suggested the counterintuitive removal in 2003 of a red light in Drachten, the Netherlands, went on to promote the concept of "shared space", which quickly took hold in Europe.  He began with the observation that, when an electrical failure incapacitated traffic lights, the result was improved flow rather than congestion.  As an experiment, he replaced the busiest traffic-light intersection in Drachten, handling 22,000 cars a day, with a traffic circle, an extended bicycle path, and a pedestrian area.  In the two years following the removal of the traffic light, the number of accidents plummeted to only two, compared to thirty-six crashes in the four years prior to the redesign.  Traffic moves more briskly through the rotary, since all drivers know they must be alert and use their common sense, while backups and the road rage associated with them have virtually disappeared.  Monderman likened it to skaters on a crowded ice rink, who manage successfully to tailor their movements to those of the other skaters. He also believed that an excess of signage led drivers to take their eyes off the road and actually contributed to making the junctions less safe.

Red-light removal can, I believe, be seen as a modest training exercise in responsible driving and civic courtesy.  Monderman was not against traffic lights in principle, he simply did not find any in Drachten that were truly useful in terms of safety, improving traffic flow, and lessening pollution.  The traffic circle seems dangerous - and that is the point.  He argued that when drivers are made more wary, they behave more carefully, and the statistics on "post-traffic light" accidents bear him out. Having no imperative coordination imposed by traffic lights requires alertness - an alertness abetted by the law, which in the case of an accident where blame is hard to determine, presumptively blames the "strongest" (ie; the driver rather than the bicyclist, the bicyclist rather than the pedestrian).

The shared-space concept of traffic management relies on the intelligence, good sense, and attentive observation of drivers, bicyclists, and pedestrians. At the same time, it may actually expand , in its small way, the capacity of drivers, cyclists, and pedestrians to negotiate traffic without being teated like automata by thickets of signs (Germany alone has a repertoire of 648 distinct traffic symbols, which accumulate as one approaches a town) and signals.  The more numerous th eprescriptions, the more drivers have been impelled to seek the maximum advantage within the rules: speeding up between signals, beating the light, avoiding all unprescribed courtesies.  Drivers had learned to ru nthe maze to their maximum advantage.  The effect of Mondermans's paradigm shift in traffic management was euphoria.  One small town in the Netherlands, put up a sign boasting that it was FREE OF TRAFFIC SIGNS (Verkeersbordvrij), and a conference discussing the new philosophy proclaimed: "Unsafe is safe."

Wednesday 3 October 2012

"Ya gotta live somewhere!" - a wider perspective on home values


Concerns have circulated that the single-family homeowners might be left disadvantaged without future prospects for development, disenfranchised from the area's redevelopment.  For some this idea is manifested as an imperative to push for residential density "before it is all eaten up”.

Within the detached family house area of our community there is a requirement for a wide range of viable housing forms to match a range of needs, not a single blanket approach to the matter.  Several development brokers and analysts have examined our situation in terms of what is most probably acceptable to the greater community, as well as agreeable to the majority of the single-family homeowners who want to remain in this neighbourhood and have invested themselves into the community fabric for the longterm.

Several key points arose from discussions with development professionals:  (a) most people do not realize near the money they have been led to expect as a result of selling their homes for redevelopment, (2) the uplift of property values for anything  below a FSR of 1.0-1.2 is practically nil.  It is only at densities of 1.4 - 1.75 FSR (ie; 3 storey multifamily units) that there is a clear upside lift of the property over selling straight across as a single family residence.

As a comparison, one needs to look at the values of homes in neighbourhoods long recognized as highly desirable.  A teardown in Kerrisdale currently goes for $3.5 mil, while just up  the road most Edgemont teardowns for single-family redevelopment sell for upwards of $1.25+ mil.

Simply stated, there is no need for most homeowners here to accept radical measures to ensure the value of their property.  With completion of a well-developed and walkable Village Centre, this area will see appreciation rise as others begin to recognize the same benefits to the area we do.  As the figures above illustrate, people will pay to live in an area with convenience, connection and vitality.  This benefit will derive not only to those in the immediate detached homes, but to all in the neighbourhood including the Woodcroft apartment complex.

Most of our present residents are not what one would call wealthy in today's terms.  The money they would receive as a result of uplift value for their homes will not - in most cases - allow them to replace their home in other areas of the DNV.  In all probability, moving to another area will not bring the daily living benefits and conveniences they will be able to obtain here, right where they are at present.  

Even small features, such as the opportunity to access co-op cars would in many cases, allow residents to forego a second car at an annual savings of $5,500 - 8,000+ (Cdn. Automobile Assoc. 2011 study).   That level of annual savings, compounded over 15 years would result in significant increase to one's retirement savings.

Seen from this perspective there appears to be no basis for residents to imagine they must accept selling and moving from the neighbourhood.  Everyone has to live somewhere.  With an appropriate set of options, all homeowners will be able to obtain benefits to their daily living for which they would be hard pressed to attach only monetary value .
It's always good to remember, "Ya gotta live somewhere..."

Community Feedback - Core Design Themes for the Village Centre


Gateway Community Feedback
Core Design Themes for
 Lower Capilano - Grouse Inn/Imperial Oil Sites – Capilano Rd

Based on collective conversations Executive Board members have had with residents since the April DNV presentations, we have compiled the core themes and design elements that the CGA Board feels are broadly supported within the community.  In general these themes apply equally to all of the commercial properties designated for redevelopment, including Larco’s Capwest site, the Grouse Inn and Capilano Road properties. Under each theme, we have listed a number of design elements.

1. Open connections through to the surrounding neighbourhood.
  • Walking access through the Pacific Gate site to Capwest site, transit and other community facilities.
  • Connection across Curling Road in alignment with the “Larco's” Woonerf street.
  • Pedestrian orientation of the Woonerf street. 
2. Human scaled streets
  • Two storey streetwall at pedestrian level with set back for upper floors. 
3. Traffic management on Curling (we see the following as must haves)
  • Installation of signalization of Curling tied to the Pacific Gate application and change of land use.
  • Dedication of a 5.5 meter right-of-way along Capilano Road to provide for a dedicated left turn northbound lane from Capilano on to Curling.
  • No street parking from Woonerf east to Capilano so that a dedicated right turn and left turn lanes can be provided.
  • Passive traffic calming through streetscape design to lower auto speeds and ensure public safety.
4. Residential Focus with no major commercial center (and associated traffic volumes)
  • Designation that emphasizes residential over commercial use
  • Possible live/ work.
  • Community-oriented retail.
  • Possible medical/dental offices or professional offices.
  • Residential use on ground level west of the Woonerf street and extension.
5. Accommodation for seniors and special care adults
  • one example of accommodating special care adults is “My Own Space”
  • appropriate housing to promote "aging in place" for seniors
6. Unstructured green space to accommodate increased local population
  • Creation of seating areas central to the development so that residents can truly utilize the ground space. 
7.  Comments on development style
  • Blend of concrete and wood rather than steel and glass.
  • Pedestrian level street lighting along Curling and Fullerton

Monday 6 August 2012

Two perspectives on the Village Centre

Over the past week the North Shore News ran two articles framed within the redevelopment of the former Capwest site and creation of the Village Centre.

In the first article the reporter relied upon comments from a single source and none from those residents most directly impacted by the vacant lots, decline of neighbourhood and lack of local amenities.

Significantly, comments within the first article fail to recognize the critical fact that facilities such as local community centres - as well as other amenities - are only going to be provided through Community Amenity Contributions (CACs) obtained through redevelopment and developers.  The DNV does not have the financial means to provide these local amenities without imposing higher taxes across the DNV. 

Previously many residents in other areas rejected these same CAC options for their community during the planning of the Marine Drive corridor and will now have a difficulty in obtaining the needed community benefits without a radical readjustment of their thinking about what constitutes a viable and realistic vision for the future for their neighbourhood.

As noted in the second article, clarifying many aspects of the engagement by the Capiloano Gateway community in the planning and process, "There are things to be done. We've taken a realistic approach to things, and we've galvanized the neighbourhood to be something other than the Land of 'No.'"

Read more:  August 3, North Shore News     "Neighbours laud Cap overhaul"

                     July 29th North Shore News     "Developer Floats Lower Cap revamp"


Thursday 19 July 2012

Larco massing exercise of July 17 / Bench Session July 21 at Belle Isle Park

The July 17 massing exercise presented by Larco Investments gave the community and developer an opportunity to guage a number of potential building massing options and densities for the proposed Capwest/ Lower Capilano Village Centre.

We will hold a "bench session" at Belle Isle park, Saturday, July 21 at 10;00 AM to allow residents further review and discussion.
Below is a small selection of concept drawings from Wensley Architects, presented at the meeting, for your reference.





Friday 25 May 2012

Beets, Bees & Beauty: Advancing Urban Agriculture



“Beets, Bees and Beauty:
Advancing Urban Agriculture”

Presented by
Capilano Gateway Association
In association with
Cool North Shore & BeeFriendly

Sunday May 27, 2:00–7:00 PM   Belle Isle Park*
(*South of Fullerton Avenue, West of Capilano Road)

A Sustainable Gardening Workshop and Neighbourhood Barbeque

Join us for a Sunday afternoon with Swedish-trained horticulturist and gardening expert Oskar Eriksson and acquire new techniques for developing a healthy, low impact garden and get "beefriendly" with bee keepers from the North Shore Bee Club.

Explore the beneficial relationship between your soil, healthy plants and honeybees.
Create new opportunities for successful garden food and community interaction.

Our child-friendly and weather–protected event offers something for all ages!

·      Local opportunities for urban farming and partnerships with local beekeepers
·      Sharing and developing community gardens for food production
·      Explore close up the complex social order and functions of a bee hive

Several Lower Capilano sample gardens will be highlighted for planting advice and strategies to invigorate garden spaces without relying on chemicals.

Come for the information,
stay for our beef and salmon barbeque!

Presentations begin 2:00PM / Barbeque 4:30 – 7:00
Workshop is free, barbeque by donation.

For more information contact:
capgatewayassoc@gmail.com or 604-985-5621 / 604-904-2409


Sponsored by: 

Vancouver Coastal Health            Whole Foods Market

District of North Vancouver/North Vancouver Recreation Commission

Wednesday 25 April 2012

2012 Annual General Meeting & Constitution


The CGA Annual General Meeting  was held on May 9, 2012.  Minutes from this meeting are now posted on the revised Constitution and Bylaws page of this blog.

For additional information, feel free to email us at capgatewayassoc@gmail.com

Saturday 21 April 2012

Making Urban Agriculture a Success

April 21, 2012   from The Sustainable Cities Collective

Urban Agriculture is a movement towards growing and raising more food within densely populated areas of major cities. Today, about 15% of the world’s food is now grown in urban areas. Since space is limited in big cities, you may have noticed city gardens sprouting up in smaller spaces such as balconies or on "green roofs".  The link below will take you to a post regarding the growth of urban food production and its relevance to the CGA's upcoming May 27th workshop "Beets, Bees and Beauty; Advancing Urban Agriculture".

Read more about this topic here.

Saturday 7 January 2012

Catching the wave: Demographics, Costs and Climate shift living choices; outer suburbs may “lack staying power” - Urban Land Institute

Recently the Urban Land Institute and PriceWaterhouseCoopers released their well-regarded annual analysis, Emerging Trends in Real Estate 2010.  This report, annually published for the last 30 years, aims to advise the industry "on where to invest, what to develop, which markets are hot, and how the economy, and trends in capital flows will affect real estate."  The report also serves as a caution to those home owners fixated on the value of their large suburban homes as being a guaranteed retirement nest egg that must always accrue in value.

The authors, who surveyed over 900 industry experts - investors, developers, property companies, lenders, brokers, and consultants - believe that the public appetite and need for re-adapted development for mixed-use "smart growth" neighbourhoods are much stronger than they are for automobile-serviced suburban sprawl.  Many of the report's assessments fully co-incide with the goals for the DNV's own recently adopted 2030 Official Community Plan and its proposals for Village and Town Centres.

Here's an excerpt: 
"Next-generation projects will ori­ent to infill, urbanizing suburbs, and transit-oriented develop­ment. Smaller housing units-close to mass transit, work, and 24-hour amenities-gain favor over large houses on big lots at the suburban edge. People will continue to seek greater convenience and want to reduce energy expenses. Shorter commutes and smaller heating bills make up for higher infill real estate costs."
Looking at the growing factors affecting lifestyle and housing choices, the report advises investors to "buy or hold multifamily" as "the only place with a hint of hope, because of demographic demand" as a large contingent of echo boomers seek their first homes.

In a section titled "Markets to Watch," the report also advises investors to favor convenient urban office, retail, entertainment and recreation districts where there are mass transit alternatives to driving.  Investors are advised to shy away from, among other things, fringe areas "with long car com­mutes or where getting a quart of milk means taking a 15- minute drive."

"Road conges­tion, higher energy costs, and climate change concerns combine to alter peo­ple's thinking about where they decide to live and work. 'It's a fundamental shift.' The lifestyle cost-of-living equa­tion starts to swing away more dramati­cally from bigger houses on bigger lots at the suburban edge to greater convenience and efficiencies gained from infill housing closer to work. These homes may be more expensive on a price-per-pound basis, but reduced driving costs and lower heating/cooling bills provide offsets . . . 'near-in suburbs will do well especially if they link to busi­ness cores by mass transportation.' Empty nesters and later-marrying echo boomers continue to flock to cities and urbanizing suburban areas. For aging baby boomers, infill apartment or town­house living means less upkeep and proximity to cultural and entertainment attractions.

All of the above concerns inform the proposed Lower Capilano/Marine Village Centre and the planning implementation being conducted this spring by DNV Planning.

The community consultation and DNV technical analysis work together will inform more detailed design of the Village Centre. It is anticipated the Lower Capilano/Marine Village Centre Implementation Plan will be substantially advanced by mid 2012 and completed by year-end with community consultation occurring throughout the process.  

More details can be found at www.identity.dnv.org  or by contacting the Lead Project Planner, Tom Lancaster LancasterT@dnv.org