Ccl Agenda Sept 12th; Events to 18th

by Carolanne Reynolds, Editor

Hope you're enjoying summer!  Let's squeeze a few more days and then enjoy an Indian summer.
Busy, busy, busy!
This weekend is the Coho Festival in Ambleside (11th) and the following weekend is NORTH SHORE HERITAGE WEEKEND (16th - 18th) -- talks, tours, and more!
See http://www.district.north-van.bc.ca/article.asp?a=3027&c=654
This issue:
Ccl Mtg's Main items; Calendar to 18th; Abbreviated Sept 12th Agenda; INFO on new Cmnty Ctr ($40m), Gordon Ave  Neighbourhood Traffic Study, Ambleside Town Ctr Strategy; Comments on Cmnty Benefits Policy; Quotations, serious (New Orleans) and silly (drthinkining).
>>>  Main Items Sept 12th Ccl Mtg  <<<
Minutes of July 28 ccl mtg;  Watercourse Protection Bylaw Amendments to Provide Ticketing Authority
Minutes from NSFCYJC, CSAC, NSACDI, DAC; Squamish Nation Wild Places; Clovelly/Caulfeild Nbrhd Plan; North Shore Dog Handlers Alliance; Definition of 'Heavy' Truck; Dog Walkers; North Shore Youth Safe House; Evelyn Drive; Dog Walkers; Rail Traffic through WV; Firefighters, Police Municipal Employees' Assn joint mtg; Marine Environment and Toxic Pollution; Lionsview Seniors' Planning Society; Smoking on restaurant patios; Tax of places of public worship and permissive exemption; Roadwork on Woodgreen Court; Traffic medians on Eagle Harbour Road; Wasted tax dollars.

>>>  CALENDAR to Sept 18th  <<<
                All summer and still continuing are the Farmers' Markets:
                        Dundarave on Saturday and Ambleside on Sunday.
=== Sept 5 - 11th ===  School Art Display (Park Royal South Mall)
North Shore Elementary School students display their salmon artwork.

=== Tuesday, Sept 6th ===
~ 4:30 - 6:30pm ~ Engineering Adv Cmte -- CANCELLED
+  Silk Purse Arts Ctr -- "In Full Colour"
With a love for mountains, oceans, the community, and the outdoors, North Shore illustrator and graphic artist, Nancy Berke and West Vancouver Sketch Club acrylic artist, Gordon Davis exhibit their acrylics and oils that radiate with colour, happiness and joy.   Exhibit runs to 18th.
+ Ferry Building Gallery -- POTS, PAINTS, PEN, & BOOK by Zoltan Kiss
Ceramics, Paintings, Drawings, and Book Launch for "Without a Blueprint , adrift in a changing world".  The Artist's Talk will be Saturday Sept 10th at 2pm.
The exhibit closes Sept 25th.
~ 7 - 9pm ~ Cmnty Service Adv Cmte [MOVED to Tuesday 13th]

=== Wednesday, Sept 7th ===
There have been 8:30am mtgs for the Sports/Rec Facilities Planning Cmte but it's at the call of the chair, so you have to check.  OTOH, the majority of the work has been done -- don't forget that very late (about 10:30pm) at the end of July plans for the $40m new cmnty ctr were passed.  How it all will be funded has not yet been made public, however.  It is anticipated that the Sept 12th ccl mtg will have a new Five-Year Financial Plan.

=== Thursday, Sept 8th === 
~ 4:30 - 6:30 ~ Design Adv Cmte (Council Chamber) -- CANCELLED

=== Saturday, Sept 10th === 
~ 2pm ~ Artist's Talk at Ferry Building Art Gallery for exhibit (see Tuesday above)

=== Sunday, Sept 11th === 
(Ambleside Park - Fields "A", "F", & "H")
       ~ 8:30am ~ Coho Run starts
       ~ 10am - 2pm ~ Coho Walk
       ~ 11pm - 6pm ~ Salmon Barbecue
~ All day ~ Beach & Field Activities
       ~ 12pm - 6pm ~ Mainstage Entertainment
       ~ 12pm - 6pm ~ Beer & Wine Garden
       ~ 2pm ~ Blessing of the Salmon Ceremony

~ 10am - 2pm ~ BC SPCA Walkathon (Near SPCA) Fundraiser

=== Tuesday, Sept 13th === 
~ 5 - 7pm ~ HAC -- [MOVED to 15th]
~ 7 - 9pm ~ CSAC, Ccl Chamber -- [MOVED from 6th]
=== Wednesday, Sept 14th === 
~ 5pm ~ PAC -- CANCELLED
~ 6 - 8pm ~ PEAC, MHall

=== Thursday, Sept 15th === 
~ 8:30am ~ Arts/Culture Strategy Cmte -- CANCELLED
~ 4 - 6pm ~ Police Board, Ch of Commerce Boardroom
~ 5 - 7pm ~ HAC, MHall -- [MOVED from 13th to 15th]
~ 6 - 8pm ~ NSFC&YJ, at CNV MHall
=== Some 2005 Heritage Weekend Events (all in next issue) ===

*** FRIDAY -- SEPTEMBER 16th  ***    
Presentation & Book Signing - Tom Taylor
District of North Vancouver Municipal Hall, 355 West Queens Rd, North Vancouver -- 7.00 - 9.30pm

*** SATURDAY -- SEPTEMBER 17th  ***    

Kay Meek Centre ($20.00/$15.00), 925 7179; 1700 Mathers Ave., West Vancouver -- 1.00 - 3.30pm
Kay Meek Centre (Foyer) -- 12.00 - 4.00pm

PGE Railway Station; Foot of Lonsdale Ave., North Vancouver; Saturday,  3.00pm; Sunday,  3.00pm

*** SUNDAY -- SEPTEMBER 18th  ***

+ HERITAGE HARBOUR BOAT TOURS -- Waterfront Park -- Sailings at: 12.00, 1.00, 2.00 & 3.00pm
Various Sites ($15.00), phone 925 7000 to reserve; 12.00 - 5.00pm
+ HOLLYBURN HERITAGE SOCIETY VIDEOS -- West Vancouver Memorial Library, 1.00-4.00pm
++ Something a bit different in NV:
Sunday at 1pm Mollie Nye House (outside), 940 Lynn Valley Road.
Join Roy Pallant MA, local historian, President of the North Shore Historical Society and District of North Vancouver Community Heritage Commission member, on a visit to The Exactly One Mile Long Timber Chute and the detour of Keith Creek for the purpose of it keeping cool. These historical features were part of the steep route of 1912 bringing timber down from the top of Grouse Mountain to the mill located east of Grand Boulevard. Duration of walk is 2 hours. Dated Route sheet provided. Following the walk a HERITAGE CREAM TEA (optional) will be held at Mollie Nye House. You may purchase Cream Tea tickets prior to the walk. The walk is free but pre-registration is preferred. Please call 604.9902369 or 604.986-8969.

=== Also on Sunday Sept 18 ===
+ Terry Fox Run
9am-1pm (8am registration); Seawalk from Ambleside to Dundarave Beach; see www.terryfoxrun.org
+ Caulfeild Village Mall Oktoberfest; 12-5pm -- Caulfeild Village Mall
>>>  CCL AGENDA Sept 12th from 7pm  <<<
3.2       Council Meeting Minutes, July 28, 2005
4.         REPORTS
4.1       Watercourse Protection Bylaw Amendments to Provide Ticketing Authority (Watercourse Protection Bylaw 4364, 2005, Amendment Bylaw 4450, 2005)
6.1       Correspondence
6.1.1         Committee and Board Meeting Minutes
(a)       North Shore Family Court and Youth Justice Committee Minutes, June 16, 2005
(b)       Community Services Advisory Committee Minutes, June 07, 2005
(c)        North Shore Advisory Committee on Disability Issues Minutes, April 28, 2005
(d)       North Shore Advisory Committee on Disability Issues Minutes, May 26, 2005
(e)       Design Advisory Committee Minutes, June 23, 2005
(f)         Design Advisory Committee Minutes, July 7, 2005
= No Action Required
6.1.2         C. Main, Parent Community Liaison, North Shore Community Resources, August 10, 2005, regarding "Fun in the Setting Sun" event August 25, 2005
                  Previously distributed due to timing of event.
6.1.3         G. D. Leitch, Manager, Stakeholder Relations & Consultation, BC Ferries Communications, August 09, 2005, regarding Union of British Columbia Municipalities (UBCM) Annual Convention
6.1.4         J. Foy, Campaign Director, Western Canada Wilderness Committee (WCWC), August 05, 2005, regarding Wild Spirit - Squamish Nation Wild Spirit places
                  Attachments available for viewing in the Clerk's Department.
6.1.5         P. Sherman, Chair, Clovelly/Caulfeild Steering Group, August 05, 2005, regarding Clovelly/Caulfeild Neighbourhood Plan - Invitation to join Walkabout
                  Previously distributed due to timing of event.
6.1.6         C. Might, North Shore Dog Handlers Alliance (NSDHA), August 08, 2005, regarding August 2005 Newsletter "The Bark"
6.1.7         C. Lee, Corporate Secretary, TransLink, July 27, 2005, regarding Common Definition of (Heavy) Truck
                  Attachments available for viewing in the Clerk's Department.
6.1.8         P. Coker, August 02, 2005, regarding dog walkers
6.1.9         M. Cameron, August 03, 2005, regarding dog walkers
6.1.10       J. Van Luven, Executive Director, St. James Community Service Society, July 29, 2005, regarding North Shore Youth Safe House
6.1.11       S. Britton, Director, Summer Pops Youth Orchestra, July 28, 2005, regarding Appreciation for Grant Funding
6.1.12       D. J. Brant, Cardinal Management Ltd., July 30, 2005, regarding False Alarm Invoice
6.1.13       H. Chin, July 29, 2005, regarding Evelyn Drive Development
6.1.14       J. Heddinger, August 01, 2005, regarding Evelyn Drive Development
6.1.15       D. Derreth, August 11, 2005, regarding B.C. Rail traffic through West Vancouver (File: 6.1.16       A. Dinwoodie, President, Union of British Columbia Municipalities (UBCM), August 11, 2005 regarding 2005 Emergency Planning Grant
6.1.17       C. Gilliland, August 16, 2005, regarding support of North Shore Dog Handler's Alliance
6.1.18       B.C. Tourism Industry Report, August 17, 2005, regarding higher gas price impact on air travel
6.1.19       P. Sherman, Clovelly Steering Group, August 12, 2005, regarding Clovelly/Caulfeild Neighbourhood Plan
6.1.20       A. Schwetz, Manager, Community Relations, BC Hydro, August 17, 2005, regarding the 2005 UBCM Convention
6.1.21       West Vancouver Firefighters' Association, West Vancouver Police Association, West Vancouver Municipal Employees' Association and Amalgamated Transit Union, Local 134, August 18, 2005, regarding joint meeting on August 10, 2005
6.1.22       A. Reimer, Executive Director, Western Canada Wilderness Committee, August 17, 2005, regarding educational newspaper titled "Turning The Tide - Protecting Our Health And The Marine Environment From Toxic Pollution"
6.1.23       J. Rielly, B.E.M. Fireworks, August 19, 2005, regarding Multi-Municipal Common Fireworks Bylaw
6.1.24       B. Knight, Community Relations Officer, TransLink, August 30, 2005, regarding invitation to North Vancouver Transit Centre
                  Previously distributed due to timing of event.
6.1.25       A. Dadson, President, Lionsview Seniors' Planning Society, August 23, 2005, regarding 15th Annual General Meeting
                  Previously distributed due to timing of event.
6.1.26       B. Nickerson, Officer In Charge (OIC) Strategic Initiatives, West Vancouver Police Department, August 24, 2005, regarding retirement celebration for Chief Constable Grant Churchill
                  Previously distributed due to timing of event.
6.1.27       P. Reid, Chair, Fraser Basin Council, August 25, 2005, regarding annual breakfast                   Previously distributed due to timing of event.
6.1.28       L. Reynolds, Administration Manager, North Shore Crisis Services Society, July 29, 2005 regarding 2005 North Shore Community Grants
= Action Required
6.1.29       M. Bath, August 08, 2005, regarding smoking on restaurant patios
                  Referred to Director of Administrative Services for consideration and response.
6.1.30       M. Bath, August 09, 2005, regarding smoking on restaurant patios
                  Referred to Director of Administrative Services for consideration and response.
6.1.31       S. Muir and M. Hurst, St. Monica's Church, July 20, 2005, regarding tax of places of public worship and permissive exemption
                  Referred to Director of Finance for consideration and response.
6.1.32       J. and S. Aldrich, August 01, 2005, regarding roadwork on Woodgreen Court
                  Referred to Director of Engineering and Transportation for consideration and response.
6.1.33       S. Aldrich, August 02, 2005, regarding roadwork on Woodgreen Court
                  Referred to Director of Engineering and Transportation for consideration and response.
6.1.34       K. Campbell, Executive Director, The West Vancouver Chamber of Commerce, August 25, 2005, regarding appearing as a delegation to Council
                  Referred to the Municipal Clerk for response confirming scheduling of the delegation for the October 03, 2005 meeting.
6.1.35       A. Dadson, President, and S. Gilmour, Housing Committee Chair, Lionsview Senior's Planning Society, , August 19, 2005, regarding appearing as a delegation to Council
                  Referred to the Municipal Clerk for response confirming scheduling of the delegation for the September 19, 2005 meeting
6.1.36       S. Stewart and M. Diner, August 17, 2005, regarding traffic medians on Eagle Harbour Road
                  Referred to the Director of Engineering and Transportation for consideration and response.
6.1.37       H. Deering, August 22, 2005, regarding wasted tax dollars
                  Referred to Director of Engineering and Transportation regarding curbs and Director of Parks and Community Services regarding water feature at Community Centre for consideration and response.
6.1.38       T. Weldon, Information Services Program Assistant, Recycling Council of British Columbia, August 30, 2005, regarding Recycling Council of British Columbia 2005 Waste Reduction Week
                  Referred to Municipal Clerk for response.
6.1.39       S. Granger, August 23, 2005, regarding 2005 property taxes
                  Referred to Director of Finance for consideration and response.
8.         ADJOURNMENT

New Cmnty Ctr, Gordon Ave Traffic Study, Ambleside Town Ctr  from the DWV website

***  West Vancouver Community Centre -- Building Community in West Vancouver  ***

* Our New Community Centre! 
        Vision Becomes Reality
The West Vancouver Community Centre will be rebuilt!  The vision to create the community, recreational and cultural heart of West Vancouver on the Civic Site is now becoming a reality.  Plans to replace the existing Community Centre with a new and improved facility have been underway for a long time, and we are excited to announce that construction will begin October 2005 and continue until the new facility opens in the fall of 2007.
Following on the great success of the Aquatic Centre renovation, this project is an important piece of the Recreation Facilities Master Plan.  We are confident that the new Community Centre will become the living room of the community and be an important tool in building community in West Vancouver.
If you have any questions or suggestions, please contact the project information line at 604-925-7125 or fill in a feedback form

Farewell to the Community Centre 
        A Celebration of Memories
After almost 50 years on the Civic Site, the closure of the existing Community Centre is the end of an era.   It is a time of great excitement as we look forward to what lies ahead, but we also want to remember and pay tribute to what we're leaving behind.
Join us on September 25 for a chance for the community to share memories and reminisce about the West Vancouver Community Centre.  Activities are being planned to recognize people's contributions and acknowledge the many wonderful years that the Community Centre has served the people of West Vancouver.  
Watch for more information in the next few weeks as event plans take shape.  And whether it's thinking about a program you took, the people you met while you were there, or remembering something special about the building itself, we'd love to hear from you.  
Feel free to drop off old photos or memorabilia at the Community Centre or take a minute to tell us what the Community Centre has meant to you.  Please contact Kerry Graham at 604-925-7095 to find out how to share these memories with us.

Programming During Construction
        Out There
Ideally the Community Centre would continue operating during construction, but because the new facility will be built on the same footprint as the existing Community Centre, this is not possible.  But the show must go on, and so staff is working to finalize a plan that will see as many Community Centre programs as possible running out of temporary facilities throughout the community. 
Spaces that will be used include our recreation facilities, schools, rentals of community spaces and leased premises.  The following spaces have been deemed most appropriate:
        *       Existing Community Services Facilities:
                Gleneagles Community Centre
                Seniors' Activity Centre (extended hours)
                Gordon House
                Music Box
        *       Recreation Tenancies:
                The Lawn Bowling Club
                Other facilities may be used where appropriate
        *       Amica at West Vancouver
*       Christian Science Church
        *       Mulgrave School
*       Pauline Johnson Elementary School Gymnasium
     *       West Community Health Centre
    *       West Vancouver United Church
        *       Leased Spaces:
                Health and Fitness Studio (2228 Marine Drive @ 22nd)
                West Vancouver Gymnastics Centre (1345 Marine Drive at Philip, North Van)
More specific details on Community Centre programs and their locations will be made available in the fall Leisure Guide, available August 31st. 
Call the Program Information Line at 604-925-7270 any time for more information about your specific program.
Report on Funding and Timeline * July 11, 2005
Presentation to Council - Community Centre Design * May 12, 2005
Report on Community Consultation, Feedback and Community Involvement * May 2, 2005
Report on Community Centre Planning - Project Authorization
Additional Information:
        1  Background Information -- Background information on Community Centre Planning
        2  Focus Group Meetings - Summaries of Minutes
        3  Vision for the Site  -- Key features of the new Civic Community Centre

***  Gordon Ave Neighbourhood Traffic Study  ***
Recent and proposed developments in the Gordon Avenue area have raised local concerns about traffic volumes and safety, and the effect on pedestrian movement and residential character and amenity. This study is in response to those concerns.
How to Reach Us
Please phone the Planning Department at 604-925-7055 or email at gordonstudy@westvancouver.ca
Additional Information:
        1       Gordon Avenue Traffic Study Documentation
 Important information related to this initiative is available in the following documents
        2       Public Input 
 Opportunities for feedback and summary of feedback received

***  Ambleside Town Centre Strategy  ***

The Official Community Plan identifies the Ambleside Town Centre as an area of review to address some of the challenges Ambleside is facing and to reinforce and enhance it as the heart of the community.
Process to Date
1       A proposed strategy was presented to Council on February 21, 2005. The presentation focused on an analysis stage conducted by staff and consultants and proposed a preliminary strategy for the area. The proposed strategy addresses land use, built form and streetscape character among other elements of the review.
        2       Community meetings were held on April 6th, April 20th and June 7th with residents, owners and tenants of the Ambleside area as well as the greater community at large. The Planning Advisory Committee to Council has also reviewed the Strategy and provided input.
        3       The proposed strategy was revised based on input.
        4       In July, Council requested staff to report back on a series of actions related to Land Use, Height, Parking, Traffic, Character, Street Lighting, the Argyle Waterfront, local commercial property taxes and the introduction of a Business Improvement Area within the Ambleside Town Centre Study Area.
For Further Information
        *       PowerPoint Presentation (2.2 MB) dated February, 2005
        *       Handout - Highlights of Draft Vision, Goals and  Actions 
        *       Council Report received July 28, 2005

Next steps * Staff will report back to Council on the actions with discussion and implementation to follow.
How to Reach Us * E-Mail (feedback@westvancouver.ca)


2005 September 2

Dear Mayor and Council:
re   Community Benefits: Strategies and Policies

It is with great pleasure we note that Council has moved to the public input stage after deciding to establish a Community Benefit Policy about two years ago.  We appreciate this opportunity to provide input during the drafting of the strategies and policy.  This submission will be divided into two parts: general comments and then an addendum referring to the report itself.

We also commend Council for advocating earlier public notification of developments and applications according to the Development Procedures and assume this will include options for consideration as part of the community benefit package.

The process to develop a Community Benefit Policy started about two years ago and the staff memo (Council Report, File 05-1008-00, directed remarks with pagination below in Addendum) referred to advisory committees and the public for input before the summer break is comprehensive and provides a good basis for comment.

Part of the application process ought to include appraisals of the present value of a property and the change (sometimes referred to as the 'uplift').  This information must be part of the proposal details offered for public perusal, right from the beginning of the process.  Citizen comment can then include opinions on the requested development (increased density, upzoning, and so on) along with community benefit offered residents in exchange for the increased value and change to the area.

Although the report has examples from other municipalities of $x per sq ft (which of course as a static amount varies the profit to the applicant), there was no mention of the uplift (percentages back to the residents/taxpayers) in Vancouver that I have mentioned to Council as a result of my research.  Staff there said that the usual benefit to the City is 60 - 70% of the uplift.  In fact, I was given an instance of 98% to the City.  (This was unusual, but when a project's uplift is $100 to 300m, the applicant still clears $2 to 6m.)  Note also that the Council Report indicates that in some situations Burnaby obtains 100% of the increase in land value as part of the community benefit.  DWV ought to consider a percentage of the uplift also, perhaps a range depending on other contributions and amenities included.

After the uplift has been established (or parameters thereof), Council can present a spectrum of amenities, projects, benefits to the public to solicit their views and then make a decision on the community benefit package for the application/development.  Having them available before the public hearing as the staff memo suggests is desirable.
To provide this delightful menu to choose from, please encourage the advisory committees and local groups (such as Streamkeepers, Friends of Cypress, Lighthouse Park Preservation Society, ratepayer and resident associations, arts/heritage/historical societies, Scouts and Guides, Cadets, SPCA, the Seniors' Centre Board) as well as the Library Board, the Museum and Archives, the Chamber of Commerce, the Police Board, and the Fire Department to submit lists of possible projects for the public's and Council's consideration.  This could be suggested amenities with a range of costs to a 'top ten' of what the group would like to have.

Perhaps for anything of $100,000 difference or higher, there could be guidelines that the benefit package include portions involving something environmental (creeks, wetlands, parks), something for heritage/the arts/cultural pursuits (eg 5% toward public art, 10% to a Heritage Fund), something for youth/seniors/disabled, and maybe the rest for some specific landmark project.  That way all aspects of West Vancouver life can be represented and augmented rather than narrow interests.  The benefits and amenities for the people can be spread and shared widely and equitably.  Grants, donations, and funding could also be tied to raising matching amounts.

The basic return to the community should be at least two thirds (net).  It can be viewed as compensation to the community for the increased pressure, traffic, and use.  Also it is only reasonable and fair that the opportunity of the increased value bestowed by the citizens from changing the established zoning or development guidelines for an area be shared. Council, on behalf of the community, is responsible for deciding what form the "compensation" for the zoning/development changes and the community's share of the benefits of the changes ought to take. This could include better facilities, more community space, improved quality of life (more parking comes to mind!), enhanced environment, and increased services at lower cost.  Sponsorship of a cause (crisis, drop-in, or first aid centre?), a healthy watershed (sustainability and safety), and a boulevard/new park (including maintenance), as well as recreation/sports equipment and signs (municipal buildings, parks, so removed from District's budget) could be considered too.  No doubt the taxpayers would be grateful for any measure or project that would enhance the community and/or lower the tax burden.

Certainly West Vancouverites will be eager and anxious to present a wish list of what they want for their community -- the more ideas the better.  It's great to be extended the courtesy of being consulted and Council will surely reap an imaginative and extensive collection of positive recommendations to make West Vancouver an even more brightly shining place of excellence.
Thank you again for embarking on a policy of giving back something to the community in return for the advantages development and density give the owner thanks to the agreement of the municipality for the change.  With established guidelines, the applicant knows what is expected and the residents share the profits -- win-win -- both parties get something they want.  With a published list of community benefits, some developers may step up to the plate to provide some from the list already requested.  They could even be pro-active and offer for example a much-needed post office in Dundarave for an additional storey on their building.

And all for the betterment of West Vancouver!

Yours thoughtfully,
        Carolanne Reynolds
        Editor, West Van Matters
        tel 604 926 8649; msg 922 4400;  www.westvan.org

***  ADDENDUM  ***

page 4
First of all, we are very pleased to see community benefit includes "economic, social, and environmental objectives".

page 6
(top)  Although mention is made of negotiating cmnty benefits wrt Evelyn Drive, no uplift figures were ever made public.  Let us hope that as a result of this study and policy, uplift numbers will be de rigueur (whether provided by the developer and reviewed by the District, or calculated by the District itself).
(No 4)  It is also reassuring to see a distinction made between remedial measures and benefits.

page 7
Allow me again to support for WV the principle in other municipalities that "The value of amenities should bear some relation to the economic lift resulting from the bonus".

page 8
(top)  This is developed further later but amenities can be discussed in the absence of pre-determined contributions.   We must also be careful wrt risk as an economic impediment, that it not be exaggerated to mask profit.  Appraisers take that into consideration, as do realtors and developers in their calculations.
(just below)  The second bullet states that the "Community Benefit Policy ... must not be an economic impediment" without making it clear what precisely is meant. Not only will any community benefit of any significance be an economic impediment to some degree or other, it is also entirely possible that some developments which impose hardship on parts of the community will not go ahead if Council requires sufficient community benefit to offset the hardships. This demonstrates that it is not only possible, but also correct and desirable that some developments be impeded because of the requirements to provide sufficient community benefits to make the development a net benefit to West Vancouver. It would therefore be appropriate to drop the language with respect to community benefit requirements being an impediment.

page 12
= Perhaps more clarification wrt stating low density is a benefit since it could be used several ways.
(No 1)  It's good to see reference to the Neighbourhood Concept Plan approach.
(No 3)  While there might be opposition to much higher buildings, the market value of land need not substantially limit opportunities for bonus density and negotiated needed amenities/benefits.
= There also appears to be a mistaken assumption that the current market value of land is unaffected by community benefit requirements and therefore limits the possibility of obtaining community benefits from some developments. Should Council decide to levy community benefit requirements on developments, the market value of the land will adjust to compensate for this additional factor.

page 13
Please examine and clarify further "standard rezonings", CAC contributions, and especially qualifying for exemption.
page 14/15
Naturally we are in full agreement that proposed cmnty benefits should be presented for public information and comment prior to calling the Public Hearing as stated on p14, and to the initial list of appropriate projects "for consideration by Council, Advisory Committees, staff, and the public" (mentioned on p15), those committees, cmnty groups, and the public shd be invited to add and suggest more as well as modifications.

page 15
We are concerned about the statement "Council may wish to reduce or waive the requirement for public amenities ... if the provision of amenities would be a financial deterrent to development". We see no reason for this which cd be used as loophole.  Would Council reduce tax rates if they were a financial deterrent?  Would they reduce other development charges or fees?  Why should the requirement for community benefits be subject to arbitrary waivers while other financial deterrents are not?  This lack of consistency is not explained or justified.  (See also our comments wrt page 8.)
In the Appendix (unnumbered pages), there is a reference to a pedestrian overpass charge (wrt Canada Way).
This brings up another aspect that is very important.
As a corollary to the Community Benefit Policy, please make the benefits a condition of the upzoning.  That is to say that if the community benefit is not completed or achieved, the upzoning is cancelled.  To give you an example, one of the conditions or a benefit of the upzoning of the Sunset Highlands development from 36 single-family lots to 100 multifamily was an overpass to the highway.  The development went bankrupt so the connection could not be built.  Although the project was revived by another company, it was the taxpayers who had to pay for the overpass.   Clearly it is not fair for an applicant to get the upzoning (increased value/assessment) partly on the basis of construction of the overpass and then the highway connection is not built but the upzoned development goes ahead -- and the taxpayer has to pay for the overpass!

>>>  QUOTATIONS  <<<

for the serious ~~
New Orleans Times-Picayune Newspaper - 8 June 2004:
"It appears that the money has been moved in the president's budget to handle homeland security and the war in Iraq, and I suppose that's the price we pay.  Nobody locally is happy that the levees can't be finished, and we are doing everything we can to make the case that this is a security issue for us."

or the silly ~~  Subject: drthinkining
WARNING: The consumption of alcohol may make you think you are whispering when you are not.
"Sometimes when I reflect back on all the wine I drink I feel shame   Then I look into the glass and think about the workers in the vineyards and all of their hopes and dreams If I didn't drink this wine, they might be out of work and their dreams would be shattered. Then I say to myself, "It is better that I drink this wine and let their dreams come true than be selfish and worry about my liver."
                        ~ Jack Handy
WARNING: The consumption of alcohol may leave you wondering what the hell happened to your undies.
"I feel sorry for people who don't drink. When they wake up in the morning, that's as good as they're going to feel all day. "
                        ~ Dean Martin
WARNING: The consumption of alcohol may create the illusion that you are tougher, smarter, faster and better looking than most  people.
"When I read about the evils of drinking, I gave up reading."
                        ~ Henny Youngman
WARNING: The consumption of alcohol may lead you to think people are laughing WITH you.
"24 hours in a day, 24 beers in a case. Coincidence?
I think not."
                        ~ Stephen Wright
WARNING: The consumption of alcohol may cause you to think you can sing.
"When we drink, we get drunk. When we get drunk, we fall asleep. When we fall asleep, we commit no sin.  When we commit no sin, we go to heaven. So, let's all get drunk and go to heaven!"
                        ~ Brian O'Rourke
WARNING: The consumption of alcohol may cause pregnancy.
"Beer is proof that God loves us and wants us to be happy."
                        ~ Benjamin Franklin
WARNING: The consumption of alcohol is a major factor in dancing like a retard.
"Without question, the greatest invention in the history of mankind is beer. Oh, I grant you that the wheel was also a fine invention, but the wheel does not go nearly as well with pizza."
                        ~ Dave Barry
WARNING: The consumption of alcohol may cause you to tell your friends over and over again that you love them.
"To some it's a six-pack, to me it's a Support Group. Salvation in a  can!"
                        ~ Dave Howell
WARNING: The consumption of alcohol may make you think you can  logically converse with members of the opposite sex without spitting.
And saving the best for last, as explained by Cliff Clavin, of Cheers. One afternoon at Cheers, Cliff Clavin was explaining the Buffalo Theory to his buddy Norm.
Here's how it went:
"Well ya see, Norm, it's like this... A herd of buffalo can only move as fast as the slowest buffalo. And when the herd is hunted, it is the slowest and weakest ones at the back that are killed first This natural selection is good for the herd as a whole, because the general speed and health  of the whole group keeps improving by the regular killing of the weakest members. In much the same way, the  human brain can only operate as fast as the slowest brain cells. Excessive intake of alcohol, as we know, kills brain cells. But naturally, it attacks the slowest and weakest brain cells first. In this way, regular consumption of beer eliminates the weaker brain cells, making the brain a faster and  more
efficient machine. That's why you always feel smarter after a few beers."

Here's mine from a T-shirt seen recently:
                        Beauty is in the eye of the beerholder.....