Last month City Council adopted the Mount Pleasant Community Plan (MPCP). The MPCP, the culmination of three years of community feedback and consultations, is the first city-sponsored community plan for the area since 1989.
Many residents of Mount Pleasant are concerned about what is happening to their neighbourhood – and with good reason. There have been significant demographic shifts since the last census was performed in 2006. Condos have been popping up along Kingsway, Broadway and Main. Mount Pleasant is a traditionally working-class neighbourhood, the average income in Mount Pleasant being thousand dollars below the citywide average. 23% of people living in the neighborhood are low-income and 67% in the neighborhood are renters.
Mount Pleasant residents have been becoming more active in recent months – many concerned about gentrification and affordability, others concerned about height of new buildings in the abstract.
This summer, these issues came to the surface in a debate about a development at one of the area’s hubs – a social housing and rental development project at Broadway and Fraser. The City Council meeting dealing with the rezoning had to be extended to three days to accommodate the more than 70 speakers. Some members of the community argued that the proposed 11 story development was too tall, where others argued that the neighbourhood is in dire need of more rental and social housing units. In the end, the project was approved with minor adjustments.
The MPCP passes over many of these issues, and attempts to reconcile the wishes of existing residents with developers’ desire for increased density.
We previously reported that on Jan 20 2011, Vancouver City Council will consider a proposal to build seven condo towers in the Downtown Eastside, and that there is significant community opposition to the plan. The City calls the plan the “Historic Area/Precinct Height Review/Study,” while critics call it a “gentrification package” for the Downtown Eastside.
This week, Ray Spaxman spoke out about the plan. On Dec 13, he told The Mainlander that he was more amenable “to getting an area plan going before we do this rezoning.”
Then on Dec 15 Spaxman was interviewed by CKNW’s Phillip Till about the Height Study, where he reiterated the problems of developing a rezoning plan without a community plan: “there seems to be a lack of attention to the impact of that density on all the facilities and services that are needed in the city as a consequence of those extra heights.”
The comments are significant because not only was Spaxman Vancouver’s Director of Planning from 1973 to 1989, but he was also hired by the City in 2007/8 as main researcher and author of the original Sept 2008 Historic Precinct Height Study.
Spaxman told The Mainlander that his contract with the city “was defined to focus on the question of height.” However, he noted his team’s concern that “by talking only about height instead of density and people, the City risks overlooking the social implications of development.”
It is common for Vancouver journalists to bemoan the “fiasco” of the Olympic Village, but they are so often bogged-down in financial matters above their pay-grade that they forget the true fiasco of South East False Creek. Indeed, the Village embodies a profound scandal. At the core of the scandal is that governments broke their social housing promises at the site and then lied about it.
The original plan for the Olympic Village was that 2/3rds of the 1100 units would be affordable, a full half of which would be social housing for those most in need (“deep core”).
The rationale for these promises goes back to the very start of the Olympic bid process. There was much concern that Vancouver’s affordability crisis might grow on account of winning the Olympic bid, pushing the most vulnerable residents into homelessness. In their Inclusivity Statement, the Olympic partners committed to mitigating these impacts, and to providing a positive social housing legacy through projects like the Athletes’ Village at South East False Creek (SEFC). This latter promise was repeated constantly by government officials for years in the lead-up to the Olympics.
A rigorous community planning process between 2003 and 2005 produced the Official Development Plan (ODP) for South East False Creek (SEFC), which was approved by Vancouver City Council on 19 July 2005. The exact wording of the Plan read:
“The goal for household income mix is one-third low income, one-third middle income (or ‘affordable’ housing) and one-third market.”