Friday 25 March 2011

Clarifying the parks space policy under the OCP

For many years a number of truisms about Lower Capilano have been promoted and repeated to the point where they were broadly accepted as fact.  These 'facts' have assumed a life of their own and served to deflect and obscure examination of key aspects of our community, reinforcing set opinions and the status quo.  

As a result of the OCP process, many of these previously unchallenged 'facts' have come under scrutiny and found to be lacking.  One of the consistent platforms for discouraging any redevelopment of the community has been the belief that lower Capilano lacked sufficient park space for the population.  As we begin to parse out this situation, we find that there is actually more than adequate park space.  For the proponents of the status quo however,  these large and available green spaces are not legitimately considered to be parks as they are not wholly owned by the District of NorthVancouver.  To paraphrase Shakespeare, "A park by any other owner would not smell as sweet."

Below is my recent letter to Tom Lancaster, DNV's urban planner responsible for the Lower Capilano Conceptual Plan.  The refined conceptual plan and redevelopment for Lower Capilano envisages an additional 15,000 sq. metres/1.5 hectares of public parks and green space as a result of the rebuilding of this "gateway" to the North Shore.  

For more background and design sketches of this conceptual plan please go to the March 16th posting,   "Distortion and Evasions/Unhelpful comments thrown at the community"

March 24, 2011
To:  Tom Lancaster   email: LancasterT@dnv.org     

Tom,

I was astonished at last night's Lower Cap meeting to hear the position (again/still) being advanced by a member of the community that our neighbourhood is deficient in park space.  The rubric of the DNV Parks Department's policy of 2 hectares of park/1,000 residents as written is poorly framed and presented without context.  Although well-intentioned, this policy fails to adequately define significant terms of reference that would make this policy appropriate and meaningful.

For example, the policy fails to state that this 2 hectares/1,000 is an average of park space across the district, or to define any criteria of access or adjacency to this goal of park space. 

What is confusing to many of us living in Lower Capilano, is to hear the specious position of "lack of park space"  being promoted under the banner of the 2 hectares policy.  Proponents of the "no/little park space" maintain that existing park or green space within the community should not considered "park" if the land is not all fully owned by the DNV.

Under this scenario, the Capilano Regional Park (approx. 16,000 sq. metres) is not regarded as available park space, despite the fact that it lies less than a 30 second walk from the door of a good number of North of Fullerton residents. 

Similarly, the west side of the Capilano river, extending south from Woodcroft, is disregarded as available park space.  This long, wooded and benched riverside path is used extensively by many Woodcroft residents, local residents and hikers heading up to the Capilano Watershed.  Calculating this pathway on the basis of a modest 12 metre width along its length, yields an additional 8,000+ sq. metres of green space, readily accessible to all ambulatory residents.

Taken at face value, the "2 hectares" policy is used to promote an idea that every resident be entitled to their share of park space, not at the end of a 5 minute walk on a connecting trail, but is to be located beside every door step. 

This "2 hectares/1,000" policy is deeply flawed as stated, not to mention unrealistic in the very narrow sense being advanced by many of its advocates.  The wording and terms of definition of this policy need to be re-framed within the OCP in a way that gives constructive and appropriate direction to planners and residents.

sincerely,
Doug Curran

Wednesday 16 March 2011

Distortions & Evasions/ Unhelpful comments thrown at the community

 At the recent February 10th OCP workshop held for Lower Capilano, a document bearing no name or sponsor was handed out to a number of local residents.  Titled, "LIONS GATE NEIGHBOURHOOD: Understanding the logistics of this "Hidden Gem", the document offers a number of statements and positions that attempt to cast doubt on the wisdom and viability of most of the proposed initiatives contemplated within the DNV's recently presented Lower Capilano Conceptual Plan for a Village Centre.

Here are just a few of this anonymous document’s inaccuracies, together with correct information:

Claim:  "No Park Space-We are currently entitled to 7-8 acres!! Belle Isle is 1/3 acre!"
FACT: Belle Park is small, 1,440 sq. metres.  But within a 5 minutes walk of the intersection of Belle Isle and Fullerton are large tracts of under-utilized parks and green space; Capilano Regional Park (16,400 sq. metres/1.6 hectares), Klee Wyck Park 5,984 sq. metres, West Bank of Capilano river, Fullerton to Clyde (7,500 sq. metres+).  These figures do not include Klahanie Park, Norgate sports fields, or any of the potential trails along the eastern side of Capilano River contemplated for development as part of an integrated path system for Lower Capilano.

The latest iteration of the Lower Capilano Plan (attached) includes an additional15,000 sq. metres of public park and public/green space within the redeveloped area - 17% of total ground area!  The redevelopment of Lower Capilano would dramatically increase the available parks and public space.

Claim: “the International Plaza - 47O units with approx 1,500 residents”
FACT:  Canada Census data for 2006 lists the population of International Plaza as 790 not 1,500.

Claim: "OVER 5,000+ RESIDENTS - 1,000 UNITS ON THE LARCO SITE COULD BE 3,000 MORE [residents]!
FACT: In 1996 apartment occupancy rates on the North Shore averaged 1.25 persons/unit or fewer, with declining occupancy since that time.  The most recent application for the Larco site contemplated a total of 394 units, 45 of which were slated for single occupancy seniors' residences resulting in approximately 485 additional residents, not 3,000.

Claim: "...and go after something that will fit our area, such as the proposed "care center" that fell through several years ago."
FACT: The "care center" that is offered as "something that will fit our area" was in fact a high security locked ward facility for mental health patients.  Would Lower Capilano residents agree that this would be a "fit" for this community? The idea for such a facility never reached a proposal stage, nor was the idea ever presented to Larco Investments to even consider.  Is it legitimate to declare that this "proposed" deal "fell through" and might still be a remote or even desirable possibility for this community?

Presenting unsubstantiated statistics and ideas to the community is unhelpful at best.  To distribute a mixed bag of inaccuracies and conjecture before residents in the midst of the OCP process, in a manner that avoids accountability, is clearly not in the best interest of community members .

for CGA,
Doug

dougcurran@shaw.ca

Monday 14 March 2011

Summary of February 10 Workshop feedback

 February 10th Lower Capilano OCP/Conceptual Planning Workshop
A summary of feedback from this well-attended event is available for download.

Go to: http://www.dnv.org/article.asp?a=4844   and scroll down to DOWNLOAD (FEB 10) SUMMARY OF COMMUNITY FEEDBACK HERE.  The feedback will open as a PDF file.

The feedback from February 10 has been incorporated into the final Draft Lower Capilano Conceptual Plan that will be presented:
 Lower Capilano Village Centre Concept Plan    
 Wednesday March 23rd, 6 - 9;30 pm, Grouse Inn,  1633 Capilano Rd.

The format for the Lower Capilano meeting will be drop-in Open House with two presentations followed by Q&A at each. The Open House doors open at 6:00 PM at which time you are welcome to come in and browse the materials and ask Staff specific questions. At 7:00 PM there will be a brief 20 minute presentation on the Open House materials, followed by Q&A.

 There will be another identical presentation at 8:30 PM, followed by Q&A as well. You are welcome to come for as much or as little of the Open House as you would like. Light snacks and refreshments will be provided throughout the course of the event. Doors will close at 9:30 PM, however, you are invited to follow-up with Tom Lancaster, lead planner for the project at any time by phone or email.

PS. Please refer to this agenda:
6:00 PM – doors open, come in and browse the materials and ask questions

7:00 PM – overview presentation followed by Q&A

8:30 PM – overview presentation followed by Q&A

9:30 PM – doors close

 You can view plans for the Concept plan by going to  http://www.identity.dnv.org/

Thursday 10 March 2011

New CGA Membership Cards

The Capilano Gateway Association has issued membership cards as part of its membership recruitment.  Send an email to obtain further information or to enroll in the association.  Almost the most fun you can have for $2.00 these days...

In addition to Resident Membership, the CGA offers Associate Membership (non voting) and Corporate Membership for those commercial operations that fall within our boundaries.  All property owners within the association's boundaries need to have a chance to partner with the community to promote informed rational dialogue and decisions impacting our neighbourhood.