north shore news SUNDAY FOCUS North Van embarks on plan; West Van has yet to complete Michael Becker News Editor michacl@nsnews.com ON a bright weekend day they come by the thou- sands. The older ones walk or run with brisk purpose. The voung meander and roll along. All are there to sce and be seen and enjoy the salty tang of fresh ocean air. The waterfront walk between Dundarave pier and Ambleside park is by far the most popular recreational pursuit in West Vancouver. North Vancouver District is at the beginning stages of further opening up its foreshore to the public. A waterfront task force is digesting public reaction to its interim recommendations for a Jong-term plan for the waterfront between Maplewood and Deep Cove. Among its many recommendetions: over a 50-year-plus period waterfront viewing areas could be widened by purchasing properties as they become available. The task force also calls for the eventual removal of all private docks in the area. The Panorama Drive Ratepayers Association (PDRA) ques- tions the fairness and financial implications of the task force tar- geting about 70 “high-end” properties for possible purchase by the district. PDRA chairman Peter Dunstord said the properties accounted for approximately $64 million in assessed value in 1998 and contributed abour $500,000 in property taxes ro North Vancouver District in 1998. Said Dunsford, “We're monitoring the (waterfront) task force process.” In West Vancouver, a public waterfront plan dating back to the 1970s, is unfinished business. Eight ocean-side homes remain to be purchased on Argyle, one in the 1500 block and seven in the 1400 block. In the 1980s, both public and staff agreed that the seawalk should be formally completed berween Ambleside Park and 18th Street. The plan is based on the underlying principle that water- front land should be a public resource, and not restricted to private use. Staff recommended the continued public acquisition of all lands with the possible exception of the 1700 block. The plan was recommended to be long-term, with completion not anticipated for “at least 20 to 30 years.” Planning director Steve Nicholls noted in 1984 that council had “bought all properties offered for sale at negotiated market value.” The first house bought by the municipality on Argyle berween 14th and 18th streets was purchased in 1975 for $85,000. Up to 1994, West Vancouver had paid over $9.6 million for 23 waterfront propertics in the area for park expansion and seawall right-of-way. West Vancouver is now reviewing its policy regarding the purchase of the eight remaining Argyle properties. Said West Vancouver Mayor Pat Boname, “When we started off these lots were expensive. Now these remaining narrow lots are more than $} million each.” Said acting director of planning Laura Lee Richard of the acquisition review, “Council has just said, ‘Is this still the right policy or should we be looking at some changes?’ It’s a good ques- tion to ask, but it takes some time to answer that question.” Boname said the municipality is committed to market value, but expropriation remains an option. Boname would like to see completion of the seawalk over the next 15 years. Public demand for it will only grow. The mayor points out thar the Squamish Nation is developing a master plan for its own land. The portion of Ambleside Park cast of Pound Road and the duck pond may one day no longer be available as public space. Said Boname, “The seawalk is the most used recreation facility we have. I think it’s great that North Vancouver is looking at a sim- ilar plan. I wish them luck.” Yet some owners with homes in an area earmarked for long- range municipal plans that do not include residential uses find themselves struggling with the concept of fair market valuc. PETER Dunsford is watching plans for the North Van waterfront. 16th STREET Purse Gallery B= Th Sunday, April 25, 1999 — North Shore News - 3 BELLEVUE rr 15th STREET NEWS photo Brad Ledvidge THE seawalk at West Vancouver is the most popular recreational area in the municipality. The complete pian for the strip between Dundarave and Ambleside remains unfinished business. Unless expropriated, they are free to sell property on the open market. However, the market knows there is really one buyer in the end: West Vancouver. Bob Crossley sold 1520 Argyle, an older beachfront house on a 39 X 130-ft. lot, to the municipality for $1,119,000 in March. ‘The house, scheduled to be demolished in the next few weeks, was listed in June 1997 for $1,490,000. The house had belonged to his parents. Said Crossley of the results of the estate sale, “Pm somewhat disappointed. [ honestly think we got Jess than what it’s worth. Crossley said he had approached the municipali- ty within a week of listing it to offer the proper- ty for sale. “It took the city more than a year to get an appraiser inside. Do the wheels of bureau- cracy move that slowly?” He found little real interest in the marketplace for the site. “There’s the conception out there that the city would buy it for park, or you would be expropri- ated or you couldn’r do anything on it,” he said. “Pm not against the plan, but I think West Van's moncy could be better spent on other items such as school playing fields. I’m not against the acquisitions, but they should be ready to pay market value.” Roger and Susan Goodall are trying, to sell their 1400-biock Argyle home for a third time. They first listed it for about $600,000 approxi- mately 10 years ago, “Ar that time the municipality refused to buy it, stating that we should try to get that kind ofa price on the open market.” Six years ago, when the Goodalls listed the property a second time, they received an appraisal of $1.] million. “Again they (the municipality) refused to encer into any negotiations.” ‘Two years ago the single-family waterfront home was appraised at $1.5 million. “We entered into negotiations again with the municipality and they were interested, but ar that time other properties were going up significantly and so I withdrew from negotiating. The price they were prepared to offer was way under market value.” Goodall said that by comparison, Dundarave-area_ duplexes fronted by the seawalk and at least a decade newer than his home (renovated in 1974), were trading last year for between $1.6 and $1.8 million for half'a duplex with approximately the same square footage as his home. The Goodalls listed for a third time in November. Goodall said thar potential buyers are told by the municipality that there are plans for the property. They tend to shy away. Said Goodall, “They (West Vancouver) have all of these bizarre plans for ree centres and cultural centres. ] just wish they would finish what they started.” In the only case where an Argyle property has actually been sold to a party other than the municipality since Ue seawall vision was formulated, things didn’t go too well. A homeowner at 1734 Argyle offered to sell the property to West Vanccuver for about $700,000 in the 1980s. The district said no and the property went to Thorcon Enterprises Ltd., a company owned by West Vancouver-based Cragg and Cragg Design Group. Thorcon decided to demolish the existing house and put up a duplex. West Vancouver attempted to block the move with a bylaw to expropriate the property. The developer sued and a B.C. Supreme Court decision in 1987 found the district’s expropriation bylaw was too vague. The Crages eventually sold to the munici- pality in 1989. Said George Cragg, “We weren't necessarily against the concept of West Vancouver taking the property as a park. We were against them buviig it for less than what we paid for ir. “If the mayor and council in. North Vancouver, in their wisdom look to the future, and feel the North Shore public needs that for park purposes, ] know they have the power and right to do that. I think the process that is tn place Icoks after the homeowner. | think it’s as fair a system you can get (independent appraisal). The appraisers can overlook the shadow that the municipality has out over the property,” Cragg said. Given the cost involved to finish the seawalk, Ambleside and Dundarave Ratepayers’ Association president Carolanne Reynolds says the time may be right for a referendum on the project. “There was a policy to purchase the properties along Argyle and this was supported, but with today’s high prices of sea-front property, downsizing from other governments, and the many demands for the ratepayer’s dollar, it would be preferable to devise a way to ascertain majority acceptance...”