ANALYSIS By ADRIAN STOTT West Vancouver Council may have stopped the unwanted subdivision .at Rock- woods, but it hasn't resolved the real issue. Why would a responsible body like UBC start a development proposal so at odds with com- munity thinking in the first place? Despite the Council’s attempt to blame the university, the problem really seems to come from its OWD poor zoning practices. Alderman Don Lanskail’s council hasn’t learned from this experience. Leaving aside all the details of the gift which deeded the property to UBC, the university found itself with a piece of land it didn’t need. Because the land had long been zoned _ for residential development, it had become very valuable as va subdivision § site. The university decided to recover this value for other purposes, by selling the land for development. Fair questions have been raised about the process the university used to reach this’ decision. But nevertheless, the development would provide a good deal of much-needed revenue to UBC. And the proposal was criticized for giving no warning of its plans, but why should it? Council is sup- posed to make sure its regulations match com- munity feelings on ac- ceptable development. For a routine proposal like this, matching the zoning, the landowner can normally assume everything is alright. But things were not alright. The neighbours had long valued Rockwoods the way it was, and = were shocked to find council hadn't recognized this view in its zoning. They rightly lobbied council to do something, and ‘council reacted. Alderman Lanskail read a statement criticizing UBC, and then council adopted a / kicker. If UBC didn't go along with this demand, council would rezone the property to prevent development. , This move is strangely at odds with Alderman Lan- skail's reputation for fair play. It avoids any mention of council's fault in main- taining the wrong zoning at Rockwoods. After all, it was surely this - zoning which suggested the development to UBC. It glosses over the university's right to have its application dealt with under the existing law and changes the rules in midstream. And, despite the municipal solicitor’s warning against the move, it threatens to misuse the council’s zoning A9-Sunday News, March 30, 1980 had overlooked Rockwoods in its bylaw and now it has been caught A way out is needed indeed, but West Vancouver could = simply have asked the university to reconsider. After all, UBC has a good reputation as a corporate citizen, and a member of its board of governors. sits on council. Rumours” suggest’ the university was quite prepared to listen. The threatened rezoning punishment may be _inef- fective anyway. It could probably be challenged in court for reasons of bad faith. West Vancouver residents have been surprised by zoning on other occasions. ockwoods — a symptom of poor zoning Wouldn't it be better for council to review its bylaw and make sure only ac- ceptable developments are allowed by it? Fighting unwanted but apparently legal development proposals on a case-by-case basis just isn't effective. It misleads property owners about what they can do with their land; it makes neighbours unsure about what may really be allowed to happen next door; and it wastes everyone's time arguing each ume a plan comes forward. The people living near Rockwoods are relieved the subdivision there is to be stopped. But they might have been happier still if better zoning had prevented cover working in one place at one those who don't like them it from arising in the first dislike of this explanation exactly in line with the resolution he proposed. power after the fact to An unexpected, but con- place. only suggests it may not be regulations. First, it told UBC to delay its reduce the property's value. forming, high-rise was far from the mark. And plans for a year to allow recently built in Ambleside, (Adrian Stott is an in- unfortunately, the solution NEIGHBORS SHOCKED other options to be worked COURT CHALLENGE? for example, over con- dependent West Vancouver he proposes shows- the The university has been out. Then there was the The fact is that council siderable opposition. planning consultant). mailbox _ > Dear Editor: grahic, the city Rall would _In regard to the sto not be the place to show bad . Obscene e concerning the “alleged them, but they are far from lake derelict houses ust eae Se | , exhibited at the North I can't see where the : Then just Vancouver City hall, I can't mayor has a_ very. hard @ believe that there could be decision to make. The safe for children wong oe te agomeo whe So the Dear Editor Properties in. North Vancouver which have been acquired by developers for construction of new housing units have become depressing to the ncigh- bourhood, unsightly and hazardous. No doubt the developers feel that the area will be greatly improved once they have erected row housing with sculptured lawns and a uniform design rather than individual homes with character and space. In the meantime as houses become abandoned a dangerous situation develops. In particular West 14th Street between Chesterfield and Mahon has CU7 haw Natural tall pattern and tacial features 10 curling trons necessary that fast and last “Mee UATURAL THE NATURAL CUT is an elevated precision cut that produces total soft ness and uplift for either long or short The design Ine is cut im the with attention pad to the bone struc ture Maximum flattery to face and protiie NO SETTING NECESSARY SIMPL Y COMB AND LET ORY of blow ary nn atew minutes For extra special occasions a few twists with a Curting Won OfOduCes an exatraordimary look PERMACURL NE WOIN ALi THE WORL O—--curi that fasts up to six Months You just wash and wear—no setting Dlowdrying or Pesmazc ur! Qives great body and heautiful curls IN THE INTE ANA HONAL #1 AZA HOTEL ( ORNEH MARINE OF AND © APT ANO RO By appointment 984 9817 If{no answer call 985 8634 OPEN Sun Bam Mon several empty dwellings which are attracting curious children who play at thejr leisure, break windows, smash doors and walls, dodge flying debris and play hide and seek. Another potential risk is the refrigerator. Many incidents have been reported of children suffocating while hiding inside and it is quite likely that some of the houses on West 14th have refrigerators left inside. One such appliance is presently resting outside an aban- doned house on that street. The cost of removing these risks is slight compared to the potential loss or damage to life and limb, not only from the dangers mentioned above but also special produc e 1pm Thurs & Fn Sam Tues Wed Sat 9am 6pm A GIFT JUST FOR YOU THIS AD WORTH 5 FIRST VISIT EXPIRES APRIL 9 Te SUPERCUTTERS HIS-N-HER NATURAL HAIR DESIGNS from vermin through drains. Parents would be well advised to warn children not to play near these dwellings and residents should take the precaution of removing refrigerator doors when vacating their homes. The Public Safety Department should ensure that developers board all windows and doors as soon as the houses have been vacated and the City of entering North Vancouver when issuing a permit to a developer should = specify that demolition takes place within two weeks of each house becoming vacant. Doreen C. O'Keefe North Vancouver 7om their | your eyes! ~~ fae) VISA’ 988-7716 tame. How anyone could call the drawings obscene is beyond me. | would say that if the drawings were porno- “See Bob & Roy for all your flooring needs” AT (OXNYLE SXTOUP) FXLXOVOUR) SUPPLY Discount Warehouse 311 W. Ist St. North Van Don’t forget our Rubber Back & Fat Back Broadloom SALE IS STILL ON. P.S. 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