District of North Vancouver staff is asking council to not support a rezoning and OCP amendment proposal by Darwin Properties for a mixed-use development near Capilano University. District staff believes the proposal doesn’t ‘adequately address’ district policies related to housing and affordability and Community Amenity Contribution.
“The shortcomings in the applicant’s proposed housing agreement may limit the project’s ability to provide rental housing for Capilano University students, faculty, and staff,” notes a staff report. “The proposed Community Amenity Contribution is not consistent with the District’s Community Amenity Contribution Policy and doesn’t adequately address the amenity needs associated with the proposed development.”
Darwin Properties Ltd. has applied on behalf of the owners of 1310 Monashee Drive to redevelop the site for a mixed-use development with 8,570 square feet of commercial spaces and 315 residential rental units. Of these 32 non-market rental units are guaranteed for Capilano University students, faculty, and staff, while 18 market rental units are guaranteed for Capilano University students, faculty, and staff. About 265 market rental units are proposed to be available on a priority basis to Capilano University students, faculty, and staff.
The site is approximately 2.94 acres in size and is located on the east side of Monashee Drive. Currently located on the site is Northwest Kennels, a dog-boarding facility, with Capilano University Campus located to the west and south of the site. The proposal is for a mixed-use development with 8,570 square feet of commercial space and 315 residential rental units in two 6-storey buildings. The remaining 283 rental units (90% of total units) are to be rented at market rents, though they are not secured in the proposed housing agreement and can fluctuate based on market conditions.
DNV staff says the current proposal does not address the issue of affordability for students, faculty, and staff as the 265 units within this development do not have any restrictions on rental rates. “Staff does not believe that the Proposed Housing Agreement adequately addresses a situation where a future owner offers units at market rents that are not affordable to many Capilano University students, faculty, and staff,” notes a staff report.
Capilano University has also advised staff that most students are looking for rental housing in August each year with a smaller number of students looking for rental housing in December. There is therefore a risk that the housing will be rented or leased out to people who are not students, faculty, and staff depending on when the development achieves occupancy and when the housing comes available to the market. The Proposed Housing Agreement attempts to address this issue by stipulating an initial availability period for Capilano University students, faculty, and staff. However, the initial availability period is limited to 75% of the units, not all of the units.
While 32 non-market rental units and 18 market rental units are intended to be rented exclusively to Capilano University students, faculty, and staff, the agreement proposed this guarantee will effectively be suspended for one year if at least ten of the Guaranteed Units have remained vacant for at least two consecutive months.
Also, the Proposed Housing Agreement does not breakdown the 18 market rental units by unit type. Staff are also not supportive of the CAC amount of $1,000,000 as it is inconsistent with the District’s CAC Policy, which states that the total value of the CAC should be a maximum of 75% of the estimated increase in the market value of the land to offset the impacts associated with the OCP amendment and the density increase.
Based on an independent third-party analysis of the proposal, DNV staff believe there is ‘significant room’ in the proposal to increase the number of nonmarket rental units, increase the number of rental units guaranteed for Capilano students, faculty, and staff, and/or increase cash-contributions to constructing amenities such as other non-market units associated with the Capilano University campus.
In my view this proposal is far too dense in an area that relies access to the Bridge and other
access points to the North Shore.
Louise
Darwin is desperate to get their hooks into the land in that area, along with the Maplewood area. They do not act in good faith. Keep them out at all costs!!