City Conversation #32: The proposed spot rezoning at 5455 Balsam illustrates how city staff are using technology & COVID to betray established Vancouver residents and their neighbourhoods
Brian, there is a phenomenon in planning that I do not know if you have written about before. It goes to answer the question posed by Jeannette:
"Does the secure rental policy override the Arbutus Ridge—Kerrisdale development plan passed by City Council in 2005?"
It is that every new council wants to enact its own imprint on planning and development policy in the city. Council may not be all of a singular mind. In fact, this council, elected in 2018, is certainly not. It is very split. Nevertheless, they endeavour to reach a concensus, and if they cannot reach one, they tussle along and vote on policy initiatives nonetheless. They also push staff to develop policy that they can vote on.
It is quite likely that whatever they come up with, be it secure rental policy, affordable housing policy, greenest city, etc., will in some respects conflict with other policies adopted by previous councils, such as neighbourhood plans, view corridor protection, etc.
The question of which policy takes precedence in the case of conflicting priorities is never answered at the time.
Therefore, it is easy for a developer to pick and choose which policies best suit their ambitions.
Likewise, neighbourhood opponents pick and choose other policies to back up their opposition to development applications and proposals.
One could say that it is up to council to decide what the priority should be. But many find this unsatisfying. For one thing, councillors are only elected for four years, while projects will last for 50 or 100 years.
Secondly, this situation where no one can know whether one policy or another takes precedence is unsatisfactory and confusing to many.
Perhaps the Vancouver Plan will address this deficiency. I doubt it.
Thanks for your comments. One of the concerning aspects of Vancouver’s current planning regime is the absence of any institutional memory about the city’s history. Time marches on, but to paraphrase, “those who fail to learn from history are doomed to repeat it,” which in this case would be poor planning spread over the entire city.
Brian, I live in 5455 Balsam and I can assure you that your projected rent for the new tower is too low. in this building when a suite becomes available, they add $ one thousand to the present rent which means a one bedroom suite will be at least $2,500 or more and the sizes will be much smaller. Plus the density in this small neighbourhood can't be handled by the present infrastructure. Thank you for your information and interest in this topic.
And thank you for this first hand info about rents. I expect to be doing 1 or more updates for 5455, will see if I can weave this in, anonymously to protect yourself identity, if that’s okay?
Brian, your writing here and on CityHallWatch has been great. Thanks for taking the time to do it. Your numbers below on supply feel very important. If supply shortage isn’t the major driver of price escalation what is? Having a robust data driving answer to that question is critical to building a real plan to attack the problem. Who do you feel has the best answer to that question and where can I find it?
The last time we asked, yes it was a number of years ago, Kerrisdale Centre was considered to be 'built out'. There was to be no further consideration of towers going forward. What happened?
Also, the average 2BR rent of 1700 is either a typo, as it's way below the market rents, or if correct shows that most renters in Kerrisdale are currently long term and have not had their rents go up to meet the market. Is this not already the goal attained?
I remember that time! What happened was the "Secure Rental Policy" came along in 2012, was amended by the current council in 2022. It trumps all in the city's desperate effort to build 000's of unaffordable rentals and condos. The $1,700 is from CMHC data as of Oct 2021 for the Kerrisdale n'hood. Yes, it's an average that picks up all the older, more affordable apartments that are constrained from big hikes. Which is why I suggest all of these new apartments, if approved, will rent for way north of $2,000/month.
It's as if history never happened (true enough since most staff and councillors are unaware or uncaring about it)—all agreements, protocols, guidelines, etc. are off the table until and unless there is a major change at City Hall.
Brian, there is a phenomenon in planning that I do not know if you have written about before. It goes to answer the question posed by Jeannette:
"Does the secure rental policy override the Arbutus Ridge—Kerrisdale development plan passed by City Council in 2005?"
It is that every new council wants to enact its own imprint on planning and development policy in the city. Council may not be all of a singular mind. In fact, this council, elected in 2018, is certainly not. It is very split. Nevertheless, they endeavour to reach a concensus, and if they cannot reach one, they tussle along and vote on policy initiatives nonetheless. They also push staff to develop policy that they can vote on.
It is quite likely that whatever they come up with, be it secure rental policy, affordable housing policy, greenest city, etc., will in some respects conflict with other policies adopted by previous councils, such as neighbourhood plans, view corridor protection, etc.
The question of which policy takes precedence in the case of conflicting priorities is never answered at the time.
Therefore, it is easy for a developer to pick and choose which policies best suit their ambitions.
Likewise, neighbourhood opponents pick and choose other policies to back up their opposition to development applications and proposals.
One could say that it is up to council to decide what the priority should be. But many find this unsatisfying. For one thing, councillors are only elected for four years, while projects will last for 50 or 100 years.
Secondly, this situation where no one can know whether one policy or another takes precedence is unsatisfactory and confusing to many.
Perhaps the Vancouver Plan will address this deficiency. I doubt it.
Thanks for your comments. One of the concerning aspects of Vancouver’s current planning regime is the absence of any institutional memory about the city’s history. Time marches on, but to paraphrase, “those who fail to learn from history are doomed to repeat it,” which in this case would be poor planning spread over the entire city.
Brian, I live in 5455 Balsam and I can assure you that your projected rent for the new tower is too low. in this building when a suite becomes available, they add $ one thousand to the present rent which means a one bedroom suite will be at least $2,500 or more and the sizes will be much smaller. Plus the density in this small neighbourhood can't be handled by the present infrastructure. Thank you for your information and interest in this topic.
And thank you for this first hand info about rents. I expect to be doing 1 or more updates for 5455, will see if I can weave this in, anonymously to protect yourself identity, if that’s okay?
Brian, your writing here and on CityHallWatch has been great. Thanks for taking the time to do it. Your numbers below on supply feel very important. If supply shortage isn’t the major driver of price escalation what is? Having a robust data driving answer to that question is critical to building a real plan to attack the problem. Who do you feel has the best answer to that question and where can I find it?
Working in it! Complex to say the least. Stay tuned!
The last time we asked, yes it was a number of years ago, Kerrisdale Centre was considered to be 'built out'. There was to be no further consideration of towers going forward. What happened?
Also, the average 2BR rent of 1700 is either a typo, as it's way below the market rents, or if correct shows that most renters in Kerrisdale are currently long term and have not had their rents go up to meet the market. Is this not already the goal attained?
I remember that time! What happened was the "Secure Rental Policy" came along in 2012, was amended by the current council in 2022. It trumps all in the city's desperate effort to build 000's of unaffordable rentals and condos. The $1,700 is from CMHC data as of Oct 2021 for the Kerrisdale n'hood. Yes, it's an average that picks up all the older, more affordable apartments that are constrained from big hikes. Which is why I suggest all of these new apartments, if approved, will rent for way north of $2,000/month.
It's as if history never happened (true enough since most staff and councillors are unaware or uncaring about it)—all agreements, protocols, guidelines, etc. are off the table until and unless there is a major change at City Hall.