How Much House is Too Much?

This week a client living in the Caplano Highlands told me that they were looking for a new house.  In her words "2500 square feet is just more than we need."  That would be two adults, two kids, and a dog.

Lucky for them both the City and District are looking at ways to take single family lots and turn them into two family homes.

The City has designated one area for studying the possibility of of allowing duplexes to increase density.  Deadline for study participation is September 25th.

The Duplex Special Study will explore low density housing options (such as duplex development) for the 300 blocks of East 13th to 19th Street in consultation with area residents. This effort will contribute to the implementation of the City’s Housing Action Plan (2016) which established strategies to address the housing needs of City residents including the provision of smaller, more affordable ownership options and increasing the stock of accessory rental units in proximity to transit and services.

The District meanwhile is looking into the idea of subdividing large lots in Upper Capilano to allow two smaller houses.  As reported in the North Shore News:

District of North Vancouver council voted Monday night to begin drawing up an amended bylaw that would make it easier for people who own 66-foot lots in the Upper Capilano neighbourhood to subdivide them into two 33-foot lots. 

If approved by council following a public hearing, the district would create new “small lot infill areas” or SLIAs along the north side of Montroyal Boulevard between Cliffridge Avenue and Ranger Avenue, and on Canyon Boulevard and Clements Avenue between Ranger and Belvedere Drive. Council is also reviewing the possibility of adding the 1000 block of Prospect Avenue.

(I will leave it to others to imagine the impact of these subdivisions at a time when every road into or out of Capilano Highlands is still under construction.)

Missing from either of these proposals is a recognition that something like a third of people in the Lower Mainland live in rental accommodation. I've seen no tangible plans to increase that pool, though maybe our newly minted provincial government will find a way.

(Admin note: I have finally updated the list of links on the right hand sidebar. If there are any that you think should be added, drop me an email.)

Inter River Turf Wars!

Many thanks to Jerry Silver for pointing me to the Inter River Community Association, and their efforts to challenge plans to add two new artificial turf fields at the park of the same name. As they describe it on their web site:

The proposal includes the following key changes:

• Replacement of an existing grass field with artificial turf
• Removal of at least 1.5 hectares of forest to make way for a second turf field
• Installation of tournament lighting towers on both proposed fields, allowing these fields to operate after dark
• Additional parking plus a clubhouse and other sports club and tournament services

There has been minimal consultation with area residents about these plans. Here are some of the issues residents are concerned about:

• Loss of this forested area would have a negative impact to the overall quality of life to many people of diverse backgrounds in our community
• Loss of this forested area would also represent a significant loss of ecological value and is a contravention of the District’s strategic commitment to tree retention and environmental sustainability
• Increased traffic and noise, with fields operating year-round and late into the evening
• The impact of artificial turf on health and safety
• The loss of informal recreational space used by young families who live in the area and other residents, in favour of pay-to-play fields targeted to visiting sports teams

If this interests you, you should also be paying attention to the upcoming revision of the District Parks Bylaw.  These changes will impact every park user.  Check out the minutes and video from last May's Council Workshop.

And while still on Parks, do check out he new Lynn Valley Link trail loop, running from Princess Park, to Inter River, up to and beyond the suspension bridge, and across the Baden Powell back to the park.  The official launch is next weekend, and you should get out and hike part of it.