Tag Archives: patrick condon

#VanPoli | The Villages Plan | An Open Letter to Vancouver City Council

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Open letter to Vancouver City Council on the “Villages Plan”
Patrick Condon, Professor Emeritus, University of British Columbia
UBC School of Architecture and Landscape Architecture

Subject: Serious Concerns with Vancouver’s Villages Plan

Dear Mayor and Council,

I write to challenge key elements of Vancouver’s Villages Plan Programme.

Together with the recently approved Official Development Plan and Broadway Plan, the City is now granting private owners of more than 80,000 parcels the right to build roughly 700,000 new housing units.

This represents enough capacity to house an extra 1.4 million people — more than double Vancouver’s current population of 670,000.

At today’s 1% annual population growth rate, this single decision delivers over 100 years of future housing supply. Yet even the projects already in the approval pipeline (roughly 78,000 units) would satisfy 30 years of trend growth.

Contrary to this city’s long standing policies for new density approvals, this massive landowner entitlement is being provided free of charge, with no expectation of payment for these new land rights.

These land rights are worth many billions of dollars.

The City is giving them away for free in the hope that this will somehow make housing more affordable.

This is an odd notion for our planners to hold. If adding hundreds of thousands of new units to existing neighbourhoods truly lowered prices, Vancouver would have North America’s cheapest housing.

It has North America’s most expensive housing. (charts below)

It defies logic to expect an “unleashing of the housing market” — the primary justification provided for the Villages Plan — to produce affordable housing when we have spent decades trying to do just that. Vancouver has tripled its housing stock since the 1960s, all within a city where virtually every private parcel was in urban use. This is a higher percentage increase of infill development than that of any other North American centre city. If adding housing to existing city districts was the sure fire path to affordability we would have seen positive results by now.

Based on this evidence, it is clear: if affordability is the main justification for this plan, it obviously fails the test.

Massively over-zoning a city above reasonable expectations for population growth serves little purpose. The only purpose it serves is to support the false narrative that only “restrictive zoning” stands in the way of affordable housing. It doesn’t. It never has. It can’t.

The claim is false.

On the contrary, if any city proves that it is possible to use zoning as a positive public policy tool, it is the City of Vancouver. We tripled housing units city-wide. No other centre city did that — an unheard-of achievement.

While this sadly did not make the city more affordable, as we had hoped, it did make the city better. Much better.

How was this 200 percent growth accomplished? By working with residents, not against them. Community planning with local communities was the means to this achievement. Planning with communities was not an impediment, as some now claim. It was the democratic path to a better city.

But sadly it is now obvious that our decades-long effort to encourage the housing market, in the hope that housing would stay affordable, has failed us. Given this evidence, it seems foolish to upzone so aggressively, hoping against hope that, in 30 or 40 years, housing will be more affordable.

Achieving durable affordability much sooner than this requires a major change in direction. We don’t lack housing; we lack affordable housing. Given this fact, we should follow a path that other similar cities have charted — one where the bulk of new housing built is affordable to average wage earners. This can be done by reviving the Vancouver tradition of building non-market housing at scale, largely financed through “land lift” taxes as applied in Yaletown.

Our own internationally famous False Creek South serves as a storied precedent. Service workers to business owners have found homes in that lovely, self-sustaining community.

The pattern is obvious. Reuse it.

Unfortunately, the Villages Plan moves us in exactly the wrong direction. It virtually rules out any form of land value capture tax, based on the mistaken fear that it would raise home prices. It won’t — and it can’t.

A properly designed land-lift tax simply reduces the inflated “land price residual” that now funnels unearned speculative windfalls into private pockets. A properly designed “land lift” tax channels those gains into public benefit — without increasing the price buyers ultimately pay.

I urge you to revise these plans by deeply involving residents from every corner of the city in a highly collaborative, bottom-up, neighbourhood-focused planning process. One that might arrive at much stronger inclusionary zoning requirements.

The people of Vancouver would rally behind such plans — plans that ensure that their sons and daughters, and the workers who keep this city running, can afford to live in the very neighbourhoods they serve and call home.

Do not pass this plan.

Let us turn instead to plans that are sustainable in scale, equitable in outcome, and shaped not for the market alone, but for the people who live and work here.

Yours truly,

Professor Emeritus Patrick M. Condon
University of British Columbia

More voices weigh in on ABC Vancouver’s Villages Plan development proposal

Steve Jedreicich — principal of Vancouver’s SJ Development Ltd., brings over 30 years of local urban planning and real estate consulting experience to the housing discussion —  weighs in on ABC Vancouver’s contentious Villages Plan proposal.

WBN News Vancouver publisher Karalee Greer’s published article on the impact of the Villages Plan development proposal currently before Vancouver City Council, in particular its impact on Vancouver’s Kitsilano neighbourhood. At present, well more than 1000 speakers are set to address the controversial Villages Plan proposal, in meetings that thus far have lasted well into the night at Council.

Randy Helten and Steve Bohus, the good, hard working, dedicated folks behind the informative CityHallWatch website offer a backgrounder on Vancouver’s Villages Plan proposal, suggesting the plan “was born in the USA.” CityHallWatch offers six more Villages Plan articles the site published in the months of June and July. Click on the multi-coloured links below to access the articles.

Yes, there are even more Villages Plan articles available to you.

As is his wont — and thank goodness for that — The Daily Hive’s well-respected, incredibly hard working urban affairs reporter Kenneth Chan, early in July, published a thorough and well-researched article on Vancouver’s Villages Plan proposal.

Well worth a read.

Building Needed Housing, Preserving Our Democracy

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Last evening, Wednesday, March 20th, 2024, the University of British Columbia sponsored a civic democracy workshop event at their Robson Square site, hosted by Dr. Patrick Condon, founding Chair of the UBC’s Urban Design programme, with UBC Professor Emeritus David Ley, TEAM candidate for Mayor in 2022 and former Vancouver City Councillor, Colleen Hardwick, and former Vancouver City Planner Larry Beasley the evening’s featured speakers.


Former Vancouver City Planner Larry Beasley, UBC Professor Emeritus David Ley + Colleen Hardwick

The first speaker of the evening was Dr. David Ley, a UBC Professor Emeritus in the university’s Department of Geography.

Sadly, a glitch in our recording of Colleen Hardwick’s address prevents us from posting our video of her contribution to the evening. However, the entirety of Ms. Hardwick’s historically relevant address on Wednesday evening may be found by clicking on the link to the full video covering the two-plus hours of the event.

The final speaker of the evening was Larry Beasley, introduced by Dr. Condon.

Video of the entirety of the evening is available by clicking on this link.

#VanElxn2022 | TEAM Announces Innovative Affordable Housing Plan

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Yesterday morning, Vancouver civic election Mayoralty candidate Colleen Hardwick, and members of her TEAM … for a Livable Vancouver slate of Council candidates introduced their viable and innovative affordable housing plan.

Within 18 months of being elected to office, a majority TEAM … for a Livable Vancouver Council would bring forward a binding referendum to ask the citizens of Vancouver to allow TEAM to borrow $500 million dollars — amortized over a 35-year borrowing plan — to build 2,000 co-operative housing units in neighbourhoods across the city, providing homes for up to 5,000 Vancouver residents (many of those who would reside in Co-op housing would be families with children — as a rule of thumb when constructing new housing a 2.5 multiplier is employed).

Co-operative Housing Built By Bosa Development as a Community Amenity ContributionCo-operative Housing Built By Bosa Development as a Community Amenity Contribution

Ms. Hardwick also suggests that should the federal and provincial governments come on board to support and match the expenditure of monies proposed by TEAM … for a Livable Vancouver, as most assuredly would be the case, we’d be looking at 6000 new units of Co-op homes, housing up to 15,000 Vancouver citizens, before the end of the next municipal term of government — that means affordable housing for you, your children and your grandchildren, low income seniors, wage earners, and more, who are currently underhoused, or are considering leaving the city because there’s simply no affordable housing to be found.

As you will hear in the video of the press conference located at the top of today’s post, Mayoralty candidate Hardwick expresses the housing mix of future Co-op owners (co-op housing is owned collectively, under Canada Mortgage and Housing Corporation guidelines) as one-third, one-third, one-third.

A Collective Vision for Non-Market, Affordable Co-op Housing in Vancouver

Here’s what the one-third, one-third, one-third mix of residents in a housing co-op means: one third of members who live in a housing Co-op receive a deep subsidy — this group usually involves seniors on a meagre pension income, those persons in single parent households, and persons with disabilities. The second one-third grouping consists of wage earners, and persons in the creative industry, who earn an income of under $60,000 annually. Subsidy is provided to Co-operatives across Canada through a Federal Housing Co-operative Subsidy Fund.

The final third in the housing co-operative resident mix are those earning between $60,000 and $80,000 a year. These persons pay a low-end of median market rental rate — an explanation of which is available in VanRamblings’ Sept. 6, 2022 post. The CMHC-determined median market rental rate is generally half of the market rate.

As VanRamblings has resided in a housing co-operative for forty-plus years, allow us to explain how Co-ops work, and what TEAM … for a Livable Vancouver intends.

Housing Co-ops: The Solution to Vancouver's Affordable Housing Crisis

Co-operative housing was developed by the Pierre Elliott Trudeau-led federal Liberal government in the 1970s as a means of providing affordable housing for wage earners, members of the creative community, seniors and persons with disabilities, as well as for persons earning under $80,000 a year — the latter group paying a low-end-of-market housing charge rate, subsidizing those with lower incomes. 2500 housing co-ops were developed across Canada over a 10-year span, providing affordable housing to 135,000 Canadians, in every region of our nation.

Here’s how housing co-ops work. Each member of a co-op is owner of her or his home — sometimes it’s a townhouse, other times it’s row housing, or an apartment / condominium style housing typology. A member makes a refundable share purchase on being accepted into the Co-op — generally, the share purchase amounts to one month’s housing charge. For those who struggle to pay the share purchase, often the Co-op will add a portion of the share purchase to a household’s monthly housing charge — alternatively, the CCEC Credit Union offers a no interest share purchase loan to prospective Co-op members.

Co-op Housing: The Non-Market Solution to Vancouver's Affordable Housing Crisis

Housing co-operatives require member participation in the operation of the Co-op.

  • An Executive Committee — a President, Vice-President, Secretary and Treasurer — are elected at the Annual General Meeting of the Co-operative. The Executive is the Co-operative’s legally responsible body, under British Columbia’s Society Act, that ensures the good operation of the Co-operative. The Executive is responsible for the economic rectitude of the Co-operative, and must arrange for the conduct of an annual audit of the Co-operative’s fiscal operation. Every member — often, that includes children — must participate in the life of the Co-operative, and sit on one of three Co-op Committees: the Finance, Membership or Maintenance Committee.

Generally, there are work parties twice a year, collective Co-op cleaning activities, usually held in the autumn, and again in the early spring. The work required of members is rarely onerous — rather it’s a grassroots means for members to participate in the affairs of the Co-op that contributes to the livability of the Co-operative.

Two housing co-ops located on the south shore of Vancouver's False Creek
Phase 2 housing co-ops: co-operative housing built along the south shore of False Creek in the 70s/80s

Quite honestly, TEAM … for a Livable Vancouver’s affordable housing plan is the only viable affordable housing plan VanRamblings has seen published as policy in any of the 10 civic party’s policy handbooks, whose affordable housing policies are little more than a chimera, an ephemera trotted out as a faux election promise only.

Tomorrow, VanRamblings will be writing about the Vancouver International Film Festival, which kicks off its glorious, much-anticipated 41st annual edition today.

As we won’t be back writing about the election until Monday, October 3rd, for perusal over the upcoming weekend, we’ll leave you with …


Video of the Business in Vancouver Mayoral Forum held at The Terminal City Club on Tuesday evening, September 27th, with all five Mayoral candidates on hand, the event moderated by Kirk LaPointe.