bc.-government-gives-burnaby,-langley-township-transit-hub-density-ultimatum
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B.C. government gives Burnaby, Langley Township transit hub density ultimatum

Bymichael

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The proposed Willowbrook SkyTrain station.
The proposed Willowbrook SkyTrain station. Photo by Ministry of Transportation /Government of B.C.

The B.C. government has given at least two municipalities until Oct. 31 to implement provincial requirements around housing developments near transit hubs — otherwise the province will impose them.But the mayors of those two cities accused the NDP of provincial “overreach” and interference in municipal jurisdiction. They also sayUnder Bill 47, which passed last fall, Metro Vancouver municipalities were required to pass bylaws to allow housing developments of up to eight to 20 storeys near SkyTrain stations and eight to 12 storeys near bus exchanges.

As first reported by Global News, Infrastructure Minister Rob Fleming wrote to Langley Township Mayor Eric Woodward in late July, after township council missed the June 30 deadline to recognize the site of the future Willowbrook SkyTrain station as a transit-oriented development zone.

Similar to threats levelled against West Vancouver over that council’s refusal to allow between four and six units on a single-family lot, the minister said the province has the legal right to force the changes through if necessary.

In a statement, the Ministry of Transportation said the letters are designed to give municipalities that haven’t complied with the requirements additional time and that the ministry will continue to work with these communities to implement those changes.

Woodward says his council will consider Fleming’s letter in September or October, but believes the new mandatory minimum zoning will increase land values and compromise the ability of municipalities to create healthy, vibrant communities.

“When you mandate densities on every single lot, you really compromise local government’s ability to deliver bonus density with additional amenities for the community,” said Woodward.“You undermine the location of new schools and park sites and the location of community centres. Now we’ll be paying more for land for these amenities and It’s nothing more than a huge giveaway for land speculators in the Willowbrook area.”

Burnaby Mayor Mike Hurley has similar reservations and said he has also received a letter from Fleming that gives his council until Oct. 31 to fall in line with the province’s density requirements.

At a council meeting on June 24, Burnaby council unanimously voted to put off the changes for three months in order to allow staff to further study the legislation and the impacts it will have on neighbourhoods like Brentwood, where residents have signed a petition seeking an exemption from the requirements.

“If you’ve driven through Brentwood, you’ll see the amount of density that is there and is going to be there,” said Hurley. “So we’re still not sure if there needs to be more density in that neighbourhood, but we’ll see where it finishes up as we go through our deliberations.”

Article contentHurley called the legislation a “big overreach” by the provincial government and accused it of being a “one-size-fits-all” solution that does not take into account the specific needs of each municipality.He believes the province would have been better off to simply impose housing targets on municipalities, which the NDP has done for 40 municipalities, and then leave it up to each community to figure out how to meet those targets.

Coquitlam Mayor Richard Stewart said that, unlike Burnaby and Langley Township, his council did vote in favour of transit-oriented-development bylaw changes but still has concerns that the policy will actually reduce housing starts because developers are unclear about what the rule changes mean for projects in the works.

“We’ve actually had developers pull projects off the table because they can no longer get financing under the somewhat unpredictable regime that we’re in now, or else they believe the project is no longer viable,” he said, adding council also had to pull staff off development approvals to make sure Coquitlam meets provincial deadlines for rule changes.

Article content“I’ve never seen this kind of enormous change to the housing regime with no plan and with no consultation whatsoever with municipalities that have to implement it.”Stewart also agreed with Woodward’s complaints around amenity funding, stating that provincial changes to the bonus density process under Bill 46 precludes municipalities from spending that cash on affordable housing.

“We have an affordable housing reserve fund that is funded entirely out of bonus density, and that allows us to just incentivize but also to subsidize affordable housing projects, including projects that aren’t being subsidized by the province, even though it’s within their mandate,” he said.

UBC housing sociologist Nathanael Lauster, who helped the province model the potential impacts of its legislation, said he understands concerns from mayors and community members when it comes to the loss of control over the approval process but believes it is necessary to get more housing built quicker.

He said it is time municipalities stop relying on fees imposed on developers through the bonus density process to be able to afford community amenities.

Article content“So much of the funding that municipalities have relied upon and come to rely upon has been effectively extracted from the construction of housing and there’s a real concern that that’s really depressed the overall level of housing construction,” said Lauster.Craig Jones, associate director of UBC’s housing research collaborative, added that growth is happening regardless of what policies are put in place and housing near transit makes the most sense as it gets people out of cars, reduces congestion and lowers travel costs for residents.

At the same time, he said municipalities and the province need to be careful to keep housing in these areas affordable so that renters and marginalized communities are not pushed further away from the transit they rely on.

“I think definitely there is a real place for municipalities to take a look and consider how their marginalized renters might be impacted by this set of policies and to try to assist them,” said Jones.

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Bymichael

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Renters’ rights: Everything Vancouver tenants need to know when facing a renovation eviction

ByVancouver Is Awesome

When can a landlord ask you to move out? What protections are in place for Vancouver renters? How could the Broadway Plan affect tenants and renovictions? More than 500 city blocks, upwards of 50,000 new residents, 25 per cent of the city’s rental stock, a 30-year vision and on it goes. That’s a whole lot of numbers. And a whole lot of consternation. Given the level of rancour, uncertainty and, oftentimes confusion, associated with the Broadway Plan, Vancouver Is Awesome has combed both provincial and municipal legislation to give renters a sense of what their rights are and what they’re entitled to if they have to move and what happens in the messy event of a renoviction. Given the plan likely won’t be passed until later this month – if not later –  we begin with provincial legislation taken from the Residential Tenancy Act that was updated in July 2021. When would a tenancy have to end for renovations? The first thing to note, despite what your landlord may tell you, is that most renos and repairs can be done without ending a tenancy – repainting, replacing flooring, or installing new kitchen cabinets and countertops, for example. If a tenancy is to end, these four benchmarks must be met: 1 – the landlord has all the necessary permits and approvals required by law and intends in good faith to renovate or repair the rental unit. “When a landlord is acting in good faith, it means they honestly intend to renovate or repair the rental unit so extensively that it must be vacant. The landlord would not be acting in good faith if they are trying to evict the tenant so they can rent it to another tenant for more money without doing extensive renovations or repairs,” the legislation notes. 2 – the renovations or repairs require the unit to be vacant. 3 – the renovations or repairs are necessary to prolong or sustain the use of the rental unit or the building where the rental unit is located. 4 – the only reasonable way to achieve the necessary vacancy is to end the tenancy agreement. If those criteria are met, the landlord has to apply to the Residential Tenancy Branch to end the tenancy and an arbitrator gets involved. A four-month window to end the tenancy then comes into play if the unit will be demolished; the property is converted into strata lots, non-profit or co-op housing; the unit will be used by a caretaker, manager or superintendent; or the unit will be converted into non-residential use. Here’s some good news: large-scale renos and repairs almost always require permitting approval from local government. You can check with your municipality to see if those permits and inspections are needed and get a better sense of if your landlord’s intentions are above board. More good news: the type of work that requires a unit to be vacated is usually massive and pretty self-explanatory: asbestos remediation, electricity being shut off for weeks on end, or a big fix that requires a rental unit to be stripped down to the studs to replace insulation, electrical wiring or plumbing. What kinds of renovations or repairs won’t force you to move out? Here are a few examples of what doesn’t, or very likely doesn’t, require you to get out of dodge: * re-wiring a circuit or replacing receptacles and switches. * replacing a boiler/furnace, electric baseboard heaters, faucets/fixtures, a bathtub or even the building’s roof. The only likely exception for roof replacement would be to accommodate for seismic upgrades. * replacing doors, cabinet, countertops, flooring/baseboards, appliances or interior doors. You’ve been told you have to move out. Now what? Let’s say things appear legit and your landlord has told you to move. You’ve applied for arbitration, lost and are required to re-locate.  What happens next? First off, you can accept a buyout from your landlord but are under no obligation to do so. Sadly, the law says you’re only entitled to one month’s rent if the landlord’s actions are legit. However, if those renovations and repairs aren’t done within a “reasonable amount of time” after you’re out, you are in line to receive an amount equal to 12 times the monthly rent payable under the tenancy agreement. That said, what is defined as a “reasonable amount of time,” is not clearly outlined in the legislation. Vancouver renters: What protections does the city offer? Over to the city’s renter protections, some of which are already on the books and others that are proposed as part of the Broadway Plan. Updated pre-pandemic in 2019, the Tenant Relocation and Protection Policy includes some pain relief for those who have to move. But not much. If your building is being redeveloped under a development permit, the owners or developers must provide you with a tenant relocation plan that describes how the landlord/developer will help you move. In some cases, a “tenant impact statement” will be provided to renters who are able to remain on-site during renovations. Now, if you do have to move, you’re entitled to four months’ notice and that notice can only come once the landlord or developer has all their permitting ducks in a row. The relocation assistance set out by the city includes free rent or compensation based on the length of tenancy; help with moving costs and some assistance to identify three or more places to which you could move. Renter

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Vancouver Island resort for sale costs less than some BC homes

ByRyan Hook

If hospitality comes naturally to you, the Beachcomber RV Resort on Vancouver Island could be your dream property. Priced at $7.5 million, this unique resort offers an exceptional blend of proximity to the city with a serene, secluded atmosphere amidst the breathtaking Pacific Northwest scenery. Plus, it’s a more affordable option (with the chance to bring in revenue) compared to some of the province’s opulent mansions. Colliers International/Unique Properties Accessible via a picturesque rural road, Beachcomber RV Resort is 20 minutes from the Swartz Bay Ferry terminal and a short drive from downtown Victoria. The waterfront RV Park and campground features 60 seasonal RV sites with partial hookups with plenty of room to grow the resort. Nestled on just under 10 acres of stunning land, the Beachcomber RV Resort boasts over 1,300 lineal feet of low-bank, walk-on ocean frontage. Colliers International/Unique Properties The resort features three main components. The upper level, located at the end of Campion Road, is perched on a bluff with breathtaking views of the Southern Gulf Islands and Mount Baker. This area includes a 1,176-square-foot residence, perfect for enjoying the expansive vistas. The lower terrace, situated at sea level, is home to the RV park, which includes 60 seasonal RV sites — many just steps away from a beautiful, swimmable beach. Colliers International/Unique Properties The resort operates seasonally and generates income through the rental of serviced RV pads. Sites offer 15 and 30-amp power and water hookups. The resort’s 1,223-square-foot, two-bedroom caretaker’s home and office offer comfortable accommodation for an owner or manager, and the property’s flexibility allows for seasonal, nightly, or weekly rentals. Colliers International/Unique Properties As detailed in the listing, the Beachcomber RV Resort’s land designation means it could be rezoned to accommodate further tourist commercial development, such as cabins, a boutique resort, or even luxury residential development. In a market where $7.5 million might buy you a single-family mansion in Victoria, the Beachcomber RV Resort appears to offer some exceptional value and a unique chance to own a resort destination on Vancouver Island.

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Hullo Ferries celebrates busy first year, looks ahead to expansion

Bymichael

“I think there are probably some people who didn’t think we would make it to the end of year one,” said Hullo Ferries CEO Alastair Caddick in an interview with Daily Hive Urbanized on Monday. As the high-speed passenger ferry service between downtown Vancouver and downtown Nanaimo officially celebrates its one-year anniversary on August 16, 2024, it does so following a year of remarkable success. To date, Hullo Ferries has served over 400,000 passengers and completed more than 3,200 sailings. This is up from the previous ridership milestones of 250,000 passengers by April 2024, 150,000 passengers by February 2024, and 100,000 passengers by December 2023. Furthermore, July 2024 was the service’s best month ever for ridership, and August 2024 is on track to beat that record. These strong ridership volumes are accomplished using the service’s two 350-seat catamaran vessels — Spuhéls and Sthuqi’ — which reach speeds of up to 40 knots (74 km/hr) over open water in the Strait of Georgia, achieving end-to-end travel times of about 75 minutes. This service has proven to be a game-changer, offering a viable alternative to BC Ferries and positioning itself as a “middle” option between BC Ferries and more premium services like Harbour Air and Helijet. And unlike BC Ferries, Hullo Ferries provides free WiFi for all passengers as a major amenity offering. Hullo Ferries ship at the downtown Vancouver terminal. (Kenneth Chan/Daily Hive) A focus on optimizing reliability Since April 1, 2024, Hullo Ferries has further improved its reliability, delivering 99.3% of its sailing schedule and achieving a 96% on-time departure performance. “That’s really exceptional, which means people can trust us,” said Caddick. “If we say we’re going to sail, we do our utmost to sail, and we track that. The other thing that we’re very focused on is on-time departures.” “If you’re going to trust using our service, you expect us to sail. You expect us to sail to the schedule that we’ve promised, and you expect us to sail and depart on time.” As another measure of service quality, Caddick notes that Hullo Ferries’ Google Review scores have improved in recent months, and this is also accompanied by numerous positive comments. As of today, Hullo Ferries has achieved a favourable rating of 4.1 out of 5.0 stars on Google Reviews, based on 362 reviews. “We’re thrilled with the great reviews we’re getting. Of course, we get some constructive criticism on things that we can improve, and we’re always working on things that are within our control,” he continued. This follows an extremely challenging debut last year, when a strong wind warning from Environment and Climate Change Canada cancelled the scheduled inaugural sailings on August 14, 2023. This was compounded by mechanical issues that affected some of the rescheduled inaugural sailings on August 16, 2023. There were also some instances of weather and mechanical-related disruptions to services into the fall and winter months. Vancouver terminal; Hullo Ferries’ inaugural day of service on August 16, 2023. (Kenneth Chan/Daily Hive) However, highlighting the learning curve, Caddick notes that his team has gained valuable insights from their experiences over the past year in navigating rougher seas, which has enabled them to reduce the risk of service disruptions and improve reliability. “Our crews have become more experienced. In certain cases, depending on the weather, we can adjust what route or adjust our speed to make it a more pleasant sailing. I can’t promise that there will never be another cancellation for weather because there will be,” Caddick said in the interview with Daily Hive Urbanized. “But I can say that given the things that we’ve learned in our first year of operation, we’ve learned more about the conditions, what’s comfortable for guests, and how to handle those conditions. So there will be fewer cancellations than there were in our first year.” The other part of the equation to service reliability is the maintenance of vessels. Currently, during the peak summer season, Hullo Ferries is regularly operating up to seven roundtrips per day (14 sailings per day), which does not include special event sailings. The service operates less frequently mid-week, with just three regular roundtrips on Tuesdays and Wednesdays (six sailings on each of these days). Caddick explains that Tuesdays and Wednesdays generally experience lower passenger numbers, making these days more suitable for preventative maintenance and cleaning. As a result, one of the two vessels will be docked at the homeport in Nanaimo, and the service will operate on a reduced schedule with just one vessel on those days. If demand increases, there is still sufficient capacity to add more sailings, whether operating with one or two vessels. Caddick also noted that they have rarely ever needed to cancel sailings because of crew issues, which has been a continuing issue for BC Ferries. Late-night special event sailings are a big hit Hullo Ferries has also found immense success with its late-night special event sailings, which provide Vancouver Island residents with a more affordable and convenient way of returning home after attending a sports event, concert, and other major events in Vancouver. BC Ferries’ services are often inconvenient for Vancouver Island residents due to their schedules and the additional travel time required to reach terminals located in far-flung areas from downtown Vancouver. Previously, it was common for Vancouver Island residents attending events in Vancouver to book overnight hotel stays. However, with hotel room rates rising significantly

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