Toderian’s 10 Lessons in More Engaging Citizen Engagement”: A confused response

“Engagement Done Well”


In a few days, Vancouver planner Brent Toderian will be speaking in Sydney, where last year he was training planning bureaucrats in the NSW State Government in community engagement.


His conference topic is “Density Done Well”.  My topic in the preceding session was “Engagement Done Well”, making the point that density done well needs community engagement done well.


My speaking post was mysteriously cancelled – without explanation.


I wonder if it had anything to do with my support of the Better Planning Network’s concerns about the proposed NSW planning legislation.


In any case, while Toderian is selling Vancouverism to Australians, I am eagerly listening to Vancouverites – and especially to Vancouver’s activists. It’s a Council election year there and it’s on for one and all when it comes to community engagement.


But it’s definitely not on in the ways Toderian would have us believe.


Cultural Imperialism


I’ve written before about Toderian’s and Vancouver’s cultural imperialism (https://sarkissian.com.au/vancouvers-ecodensity-policy-reflections-on-australian-plannings-cultural-cringe-and-cultural-imperialism/).

 

Of course, Toderian is free to express his opinions about community engagement but they should not  masquerade as facts when describing the Vancouver experience.


Vancouver is where we learn by bad example.

 

I was astonished to read a recent Planetizen post by Toderian and Jillian Glover:  “10 Lessons in More Engaging Citizen Engagement”.  I drew it to the attention of some  Vancouver  activists and  acquaintances.


https://www.planetizen.com/node/67656?utm_source=newsletter&utm_medium=email&
utm_campaign=03132014


The Densification Wars

I’ve just returned from Vancouver and spent some time listening to the concerns of community activists. I also spoke at an activist meeting in January about what Vancouverites are calling “The Densification Wars”.

 

Speaking at the "Densification Wars" event in Vancouver January 2014

Speaking at the “Densification Wars” event in Vancouver January 2014



See:   https://vimeo.com/87643788


I have my own responses to the Planetizen blog. They have to do with matters of inclusion, governance and influence. Matters that go beyond the use of techniques.

 

But the Vancouverites have their own ideas – and they are sharp as tacks when it comes to spotting an “advertorial” for Vancouver.


So I asked my Vancouver friends what they thought of the Planetizen post by Toderian and Glover.


My computer was smoking as the furious responses arrived from the Canadians.


Initially, one friend replied that it was at worst “advertising” and at best “creative fiction”.


Jak King
, Chair of the Coalition of Vancouver Neighbourhoods, weighed in with his insightful comments. They are copied in full below along with his contact details.  Seems to me that  Jak knows what he’s talking about.

 

Jak King Photo: Yolande Cole

Jak King Photo: Yolande Cole

*     *     *



I read with interest the piece in Planetizen by Brent Toderian and Jillian Glover.   Had they not kept mentioning Vancouver, I never would have recognized the city they are describing.  

 

In one section, they claim that this is “a region known internationally for its public consultation” — really?  

 

In whose fantasy is that?  

 

The fact is that locally the current City of Vancouver administration is known for being complete failures at engagement.   In 2013, one of our major local newspapers, the Vancouver Courier, conducted a survey to find the most important story of the year, and their readers chose neighbourhood discontent with civic engagement by a huge margin.

 

The Coalition of Vancouver Neighbourhoods, of which I

am chair, was formed last summer specifically to focus and assist the unprecedented opposition to City planning from right across Vancouver.   We began with 18 neighbourhood associations and now have 24, covering about 90% of Vancouver’s population.

 

The City recently published the final Report of the Mayor’s Task Force on the Engaged City.   The report was completed without consultation with or input from any of Vancouver’s numerous and active residents’ associations – that’s a perfect example of how engaged they are.

 

What the Plantetizen article does highlight is this City’s administration’s ability and indeed willingness to create public relations exercises in which citizens are invited to participate but which result in those same citizens having no genuine influence on policies that, most of us believe, were done deals before the first invite was ever sent.  

 

Bread and circuses are all we get.


Jak King

Chair, Coalition of Vancouver Neighbourhoods

https://gw-ac.org

Phone + 1 604 253-6232+ 1 604 253-6232

Twitter @jakking49

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Vancouver’s EcoDensity Policy: Reflections on Australian Planning’s Cultural Cringe and Cultural Imperialism

Australia‘s “cultural cringe”

 

One of the challenges of being a “migrant” in Australia is understanding the “cultural cringe” that infects so much of Australian life. I’ve lived and worked here for 45 years and it still puzzles me. For those not familiar with it, it is an internalised inferiority complex that causes us to dismiss our own culture as inferior to the cultures of other countries. It makes us vulnerable to cultural imperialism.

 

As a planner, I am constantly bewildered by Australians’ need to turn to other countries for planning models – for density, urban design and community engagement. We have many brilliant theorists and practitioners, yet we invite outsiders with sometimes mediocre credentials to brief our planning managers and train our staff. The results are rarely successful.

 

It’s easy for those outsiders to assume that Australia is “just like” Canada, the USA or the UK.

 

How wrong they are!

 

The Density Wars

 

As the “density wars” heat up in all Australian capital cities, turning to outsiders for planning advice becomes even more problematic. And, sadly, the one place Australian governments and developers turn is the one place we should avoid – at least for now. That’s my hometown of Vancouver.

 

As state governments in Australia try to find ways to sell increased housing densities to a reluctant public and recalcitrant local councils, one model has slipped into the conversation that should, in my view, quietly slip away. That’s the recent Vancouver invention of EcoDensity. This failed housing density initiative with a dodgy pedigree is being touted by visiting Vancouverism boosters as one of the answers to our housing density needs. Nothing could be further from the truth, as a significant amount of recent scholarly and practical research reveals.

 

Origins of Vancouver’s EcoDensity Policy

 

I was in Vancouver in June, 2006, when the then Mayor, Sam Sullivan, sought to impress World Urban Forum delegates with his new initiative: EcoDensity. The name was made up by his Chief of Staff. Sam took advice from people who did not know about or fully understand the complex and sophisticated legacy of CityPlan and neighbourhood planning.   He passed the idea by several academics and developers unfamiliar with the CityPlan Neighbourhood Centre rezoning program. There was no other scrutiny, especially by knowledgeable planners and managers within Council. By the time the Vancouver City planners got the job of explaining and implementing it, EcoDensity was a “done deal”.

 

Sullivan even tried to patent the term.

 

Speed was of the essence: the aim was “Doing it faster”, unlike Toronto, which built only 200 laneway infill units (several years before EcoDensity was coined by Sullivan) before they abandoned their discretionary zoning policy.

 

A massive City public relations program from 2006-2007 trumpeted this new initiative, which was seen by the spin-doctors as more interesting with “eco” than  boring old “planning” or scary new “density”. The 2008 Council meeting to endorse it lasted for six nights, with 151 speakers lined up.

 

The EcoDensity Charter

 

It took two years and four official drafts to approve the EcoDensity Charter. It is now widely accepted that the Charter misrepresented community views and did not adequately address issues raised in the public process. There were strong community complaints of misrepresentation by Council officers (and senior planners) of the contents of community submissions; there were serious weaknesses in the analysis of submissions about the draft Charter. In meetings to work out the Charter, it was observed that the moderator skewed public comments.

 

ecodensity brochure cover

 

 

In the community’s view, the 2008 EcoDensity Charter represented a “battering ram” approach to densification. Considerable discretionary power was eventually granted to Council by the Charter, thus undermining well-established policies of community engagement and implementation. Despite the extensive publicity campaign, the community hated and distrusted the policy. It sank Sam Sullivan politically. Shortly after he announced it, his popularity went into steep decline and, despite thirteen years as a City Councillor, he lost candidature after only one term as Mayor. Anti-EcoDensity public sentiment was a significant factor in his 2008 election loss. The new City Planner, Brent Toderian, inherited the policy in 2006; he had to run with it. Not surprisingly, it took its toll on him, as well.

 

 

 


Justifications for EcoDensity

You’d have to pity the City’s planners who were forced to implement this policy, this new “sustainability fix”. Their mandate was one of neutralizing opposition, while promoting social welfare through affordability. (And you’d also wonder why they did not speak up.) Instead, they went along with it, claiming that Laneway Housing was essentially “invisible” and easily absorbed. Laneway Housing before this time was about the only thing the new planning regime implemented on their watch (and it failed to deliver a significant increase in density). It was parallelled in terms of community opposition and distrust by the now infamous failed “Thin Streets” initiative (which had also been mooted in Council years before but failed to get endorsement).

Thin Streets: "Where's my corner lot gone?"

Thin Streets: “Where’s my corner lot gone?”

 

 

With regard to Laneway Housing, the city’s planners argued, unconvincingly, that gentle, hidden and invisible forms of density were possible in suitable locations across the City with design that respected neighbourhood identity. It was promoted as having the same envelope as a permitted garage, but two storeys were allowed. In fact, 95% of Laneway Housing permits issued were for two storeys, thus negatively affecting privacy and shadowing back yards, which conflicted with urban agriculture policies and reduced songbird habitat.

 

Laneway Housing under construction

Laneway Housing under construction

 

 


My sister, living in Marpole, now wonders if her beautiful garden, that is her delight and solace, will be in full shadow throughout the day in all seasons with proposed height increases on Oak Street.

 

Will she have to move?

 

These were the sorts of concerns that Vancouver residents expressed in 2007 and onwards. Knowledgeable critics acknowledged some eco-footprint benefits in EcoDensity as, in terms of development and environmental stewardship, it showed some promise. However, community people soon pointed out that regulations made laneway houses unnecessarily costly to build. In violation of basic sustainability principles, EcoDensity in laneways     — as currently implemented in Vancouver –encourages demolition and replacement of existing dwellings, with loss of embodied energy and character. Those two weaknesses alone neutralized its power as the “new sustainability fix”. The Council ignored suggestions from community members about how Laneway Housing could be less costly and intrusive but they were ignored.

 

Thin Streets protest 2013

Thin Streets protest 2013

 

 

Research reveals that even the City of Vancouver planners were not convinced that the policy would work. Brent Toderian was quoted in 2007 as saying: “EcoDensity won’t provide housing that meets average incomes. I don’t think we would affect housing supply to the point that prices would go down.”

 

A 2007 staff report agreed that the “trickle-down” effect would not work for housing affordability. If they were referring to so-called “filtering” (i.e., the concept in housing research that older residences, once sold by their owners so they can downsize, move into a retirement community, etc., become available as affordable housing to younger buyers), they were right that it simply doesn’t function in Vancouver’s housing market. Nevertheless, in November 2013, Toderian told a Sydney audience that, “EcoDensity gave a good context for an idea that didn’t have traction.”

 

Community and professional views

 

Research revealed that, in Vancouver, local people were not scared about density until June 2006, when the Mayor “put the fear of density into people.” EcoDensity was seen as an “institutional fix” to make densification acceptable:   a “Trojan horse”. To many local people in 2006, density was seen as equal to development and profit to developers. Densification consistent with “Community Choices” had been approved under CityPlan Visions and under pre-existing Local Area Plans (but that density was primarily small-scale, not suited to major developers and overseas condominium pre-sales). #/nom-generique-du-cialis/ There was a pre-existing public understanding of density after years of sensitive community engagement conducted by the City. Those sensitive approaches and the densities they involved conflicted with the kinds of density envisaged by Eco-Density supporters.

 

The Sullivan initiative heralded a new era of top-down city policy making and implementation. People were frightened – and angry. One community view was that EcoDensity opened floodgates for more large-scale types of development, which were not consistent with existing plans or “discretionary” urban design guidelines. Researchers found that EcoDensity destroyed public confidence in “discretionary zoning”.

 

There is a great irony in this destruction of confidence. An approach which had been designed to placate opposition to housing density (to “clothe the wolf of densification in the sheep’s clothing of eco-trendy jargon”) had failed miserably. One of the two former City Planners (either Larry Beasley or Ann McAfee) was quoted in academic research as saying, “By putting the dirty word of density with the very sweet and tasty word of eco – you launder the dirty word of density.” Not surprisingly, others cottoned on as well. Community people challenged the discursive connection between density and affordability. It was seen as a prominent example of how environmental concerns can be co-opted to neutralize environmental opposition by promoting a value-free vision with “win-win-wins” among economic growth, social development and ecological protection. What was seen as manipulative rhetoric designed to break down resistance and opposition led to perceptions of false promises and misleading descriptions (in the engagement processes).

 

Some people argued that EcoDensity deceptively sells densification for profit – using the values of liveability, sustainability and affordability. Basically, they argued, it serves developers, not communities. Many experienced critics (including current and former City staff) felt that they were tangled up in political sloganeering and deliberate attempts to mislead, deceive and lull people into acquiescence. City planners were forced to promise one thing and enable another. Basically, for the communities, it boiled down to a simple suspicion: the whole policy was nothing more than a publicity campaign for the Mayor aimed at serving developers’ interests.

 

As a result, decades of careful policy development and trust building (guided by the stellar former co-director of planning, Dr Ann McAfee) became mired in distrust. Now Vancouver’s neighbourhoods were experiencing for the first time in decades a lack of genuine participation and the over-riding of community planning.

 

What people feared

 

What people feared was not density but overcrowding.  Community concerns focused on problems associated with very dense neighbourhoods and what was coined “green overcrowding” (density without amenity). The policy was seen as greenwashing of developers’ agenda. Critics were concerned that EcoDensity would sacrifice liveability and that led to anxiety and open protests in a number of neighbourhoods.   Before long, Vancouver’s neighbourhoods were in uproar. At risk were Ann McAfee’s carefully crafted visioning processes for neighbourhood plans under CityPlan. Now local people felt that EcoDensity would destroy their communities.

 

Neighbourhoods for a Sustainable Vancouver (NSV)

 

EcoDensity had a strong effect on organising and uniting neighbourhoods and the modern wave of Vancouver community action (described recently by eminent Vancouver journalist, Frances Bula as “a peasant revolt”) we see today around Community Plans and rezoning was reborn at this time. In 2007, Neighbourhoods for a Sustainable Vancouver (NSV) was established. It was the first time in the City’s history that neighbourhood groups from across the City had come together to protest. There were concerns about weak leadership in planning and a flawed engagement processes that allowed visions and local area plans to be overridden. More than anything, people were concerned (as they are today in Vancouver) that EcoDensity centralized implementation away from the community.

 

Effects on existing CityPlan processes

 

Until the arrival of EcoDensity, density discussions in Vancouver were proceeding amicably. One of the big differences between EcoDensity and earlier densification programs (like False Creek North, Yaletown and Downtown) is that the latter occurred in brownfields sites rather than in existing lower-density single-family neighborhoods. The earlier effects were not felt in low-density residential neighbourhoods. The City Plan Vision framework, approved in 1995, envisaged “A City of Neighbourhoods” and “community involvement in decision-making”. The community visioning process took CityPlan to the neighbourhood level, with communities developing detailed

local vision directions. With EcoDensity, these initiatives were ignored. The new language of EcoDensity was seen as undermining both CityPlan community visions and residents associations. Not surprisingly, community members questioned: Was this policy a continuation of CityPlan (city visioning processes) – or a disruption? Proponents of EcoDensity, including senior planners, marketed it as a continuation; opponents clearly experienced it as a disruption.

 

The tragic legacy of EcoDensity is a governance one. It undermined the effectiveness of CityPlan, whose artful design and implementation had had the effect of de-politicising the planning process. Now the Vancouver planning process is fully politicised. Decades of work by the previous two highly skilled City Planners was eroded. And the firestorm that we see in Vancouver today is the direct result.

 

Protests at Vancouver City Hall, September 2013

Protests at Vancouver City Hall, September 2013

 

The current situation in Vancouver regarding EcoDensity

Widespread opposition to EcoDensity-spawned top-down Council planning continues to grow. Neighbourhoods for a Sustainable Vancouver (NSV) is running a candidate for the 2014 mayoral race, as well as candidates for the Council, School Board and Parks Board.

 

In 2013, the “Coalition of Vancouver Neighbourhoods” (CVN) was formed to establish a “new planning paradigm. The CVN is currently questioning the City’s inflated population projections, demanding that community planning processes return to the CityPlan practice of public workshops and surveys to consider and select among various options for housing density − not single options seen by community members as created in back rooms by the developer-influenced City administration.

 

It’s a great tradition that is set to continue: it is widely accepted that Vancouver’s liveability was founded on opposition to planning experts. EcoDensity has been continued only half-heartedly by the new Council, which now boasts the “Greenest City Initiative”. The current Council is also beholden to real estate development interests because of huge election campaign contributions (with no controls in British Columbia). They avoid the term EcoDensity because of its wide unpopularity and partisan rivalry. However, EcoDensity continues to be cited in staff reports and some EcoDensity policies continue to be implemented by the current Council.

 

In summary: Why EcoDensity is a failure?

 

  1. It arose from a top-down public relations initiative and never had widespread popular or Council support.
  2. The way it was initiated led to initial mistrust and the ways it was implemented continue to contribute to mistrust.
  3. It promised much more than it delivered.
  4. It did not make housing more affordable.
  5. It did a poor job of improving social equity.
  6. It did not provide enough new housing units to satiate the demand.
  7. It contributed to a breakdown of trust between communities and the Council.
  8. It re-politicised the planning process and destroyed social capital and relationships established through the extensive CityPlan processes.

 

What can we learn from this – in Australia?

 

This is a cautionary tale that we ignore at our peril – as communities, planners and governments. First, let’s learn from our own experiences, do the relevant research – here and abroad – mine the archives, refresh the institutional memories and learn to think for ourselves.

 

Second, let’s respect our overseas colleagues and engage with them – but as equals, not as supplicants. The City of Vancouver has made many mistakes, as have our larger cities. But it’s only a small place with 600,00 residents. We have larger cities and bigger problems – and many smart people to address them.

 

Third, let’s fearlessly face “the cringe” and vow to create our own planning solutions. We can learn from others. Yes. And we can come to our own decisions.

 

And finally, let’s beware of the spin-doctors. One recently told an Australian audience packed full of activists and planners that planners and governments need to “be more creative now about how you `brand’ ideas.”

 

The spin-doctors have all but ruined planning in Vancouver. Let’s not learn from them how to do that better.

 

Because if we want learn how to do spin doctoring better, Vancouver is definitely the place to go.

 

 

Selected sources:

 

Brown, Ryan C. (2008). Reconciling Ecological and Social Sustainability: The Case of the EcoDensity Initiative. Research Report, Vancouver Island University, 30 May 2008, https://newcity.ca/Pages/ecodensity.pdf, accessed 19 December 2013.

 

Bula, Frances (2012). “Vancouver city planner sees term ended by Vision council,” State of Vancouver, 31 January: https://www.francesbula.com/uncategorized/vancouver-city-planner-sees-term-ended-by-vision-council/, accessed 19 December 2013.

 

Condon, Patrick   (2013). Blog: “Whose City is it Anyway?”, The Tyee, https://thetyee.ca/Opinion/2013/08/26/Whose-City-Is-It/   26 August, accessed 19 December 2013.

 

Eggleton, Crystal and Peter McMahon (2013).What is EcoDensity?“ Clayton Utz Insights, 23 May, https://www.claytonutz.com/publications/edition/23_may_2013/20130523/what_is_ecodensity.page, accessed 19 December 2013.

 

Pacheco-Vega, Paul (2009). “Laneway housing, affordability and EcoDensity: Preliminary thoughts,” 4 August, https://www.raulpacheco.org/2009/08/laneway-housing-affordability-and-ecodensity-preliminary-thoughts/, accessed 19 December 2013.

 

Rosol, Marit (2013). “Vancouver’s “EcoDensity” Planning Initiative: A Struggle over Hegemony?” Urban Studies 50 (11), August: 2238-2255.

 

Sarkissian, Wendy (2013). “EcoDensity,” The NIMBY Clearinghouse, https://thenimbyclearinghouse.wordpress.com/tag/eco-density/, accessed 19 December 2013.

 

Sham, Fred (2012).   The urban political ecologies of Vancouver: Sustainable development and affordability. Unpublished Master of Science in Planning thesis, Columbia University, May. https://academiccommons.columbia.edu/catalog/ac%3A147370, accessed 19 December 2013.

 

Sullivan, Sam (2013). “How Vancouver’s EcoDensity Ideas can Help Sydney”, 20 April 2013. https://www.samsullivan.ca/vancouvers-ecodensity-ideas-sydney/, accessed 19 December 2013.

All Hell Breaks Loose with Proposed Housing Density Increases in Vancouver!

 

Vancouver protestsAll hell is breaking loose in Vancouver.

I wish I were there to watch it.

 

For decades, the so-called Lotus Land has prided itself on its premier status as the most liveable city in the world.

 

 

Etc.

 

And so on.

 

 

Visiting Overseas Experts

Its retired or retrenched planners (those Visiting Overseas Experts) frequently visit this country as speakers and consultants and evoke images of delighted citizens embracing planning reforms — including (especially) housing density increases.

 

The proposed NSW planning reforms are apparently modelled on the now out-of-date, irrelevant and (for our State planning purposes) discredited “Vancouver model” of community engagement…

 

… which in NSW turns out to mean proposals for no substantial or authentic engagement about what matters when it matters.


What’s really happening in Vancouver?

 

The Vancouver vision is one of peaceful acceptance of housing density increases. Hmmm.   Nothing could be further from the reality!

 

stop marpole rezoning placards

A basic Web search will reveal that community activism is alive and well in Canada’s Evergreen Playground — and the residents of ordinary suburbs (such as Marpole) are up in arms about rezoning.

 

And have a look at the ages of the activists.   They remind me of the H.E.A.L. professionals in their sensible shoes in Sydney’s Northern Beaches protesting against the closure of the Manly Hospital.

 

The Mayor of the City of Lotus Land (oops, Vancouver) seems to keep backing down.

 

Ugly scenes occur as hundreds of protesters rally outside City Hall (just last week!).

 

And yet the juggernaut continues.

 

 

The word on the street is that the community planners ARE listening to the community — but (comme toujours), back at City Hall, they’re being rolled.

 

 

But ordinary citizens are saying that they don’t accept that “You can’t fight City Hall.”

 

They say it’s a vicious rumour spread by City Hall!

 

You can't fight city hall rumour

Video demonstrates this so well.

 

Take a look at this:

 

 



A Warning

 

Let’s be careful in Australia not to be seduced by the Lotus Eaters from the Lotus Land. It’s a powerful drug: denial.

 

In another life, decades ago, I was a scholar of Victorian poetry. I wrote a thesis on Robert Browning’s long poem. A thesis about truth.

 

And I also read Tennyson.

 

Tennyson’s The Lotos-Eaters is salutary reading at this time, especially for our Australian politicians and planners who have inhaled deeply of the exotic fragrances, eaten the poisoned fruit and fallen for “Vancouverism”:

 

But they smile, they find a music centred in a doleful song

Steaming up, a lamentation and an ancient tale of wrong,
Like a tale of little meaning tho’ the words are strong…


The mariners (aka our Australian planners and ambitious politicians) have been entranced by the “mild-eyed melancholy Lotos-eaters,” who approach them bearing the flower and fruit of the lotos.


Those who eat it feel as if they have fallen into a deep sleep; they sit down and can no longer hear their fellow Australians speaking to them.

They have succumbed, hearing only the music of their own heartbeats.

 

I say: Let’s wake up.

 

Inhale the fragrance of the lemon-scented gum.

 

Listen to the kookaburras.

 

And let’s stop this nonsense!

 

For more video from the Canadian Broadcasting Corporation (CBC), see:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Local Wisdom about Apartment Storage

transport cardboard boxes, relocation concept

 

When I lived in Vancouver in 2007, teaching and managing a housing research project at the University of British Columbia, I had several interesting accommodation experiences.

 

The first one was terrible: a chronically ill middle-aged couple with a dog who was dying of cancer. They slept with the dog and spent all day in their pyjamas with the curtains drawn. In Vancouver’s dark winter, that was too depressing. I had to escape.

 



Living with Tessie

Then I had a couple of months living with Tessie. What a change that was! A brilliant and bubbly Phillipina women who worked in the insurance industry as a senior manager. She was searching for an apartment and had a gaggle of female friends who worked in the real estate industry. Tessie was, herself, a qualified realtor.

 

So our conversations over dinner and glasses of wine always turned to the design of apartments. She and her friends knew everything about what was on offer in Vancouver and the weaknesses of different developers’ designs. Tessie said that lack of interior storage was a widespread problem. Especially in some of the housing we were about to study.

 

It might seem like a small thing..

How right she was! It might seem like a small thing but people moving to inner city apartments from houses in the suburbs always have problems with storage! Seasonal items (like fans and blankets, space heaters, blankets and quilts) take up a lot of space. (I know because I’ve spent the day sorting just those items in our new storage room as winter tightens its grip on our mountain locale.)

 

Bulky items

Residents also need places to store bicycles, exercise equipment, toys, ski equipment, golf clubs and all the paraphernalia that goes with a home office. That new printer may be compact but it still needs somewhere to sit. And that paper needs to be stored somewhere. Those tax files you need to keep for at least five years… I could go on.

 

And the modern Vancouver kitchen has lots of gadgets that need to be packed away: bread makers, blenders, grills, toaster ovens. Not all of them can stay on the counter top.

 

 

So the humble storage question was asked in our POE study and responded to with strong comments by apartment residents. Tessie was right. Her friends knew what they were talking about. In-suite storage certainly WAS a problem.

 

Window privacy

 

Floor-to-ceiling windows are all the rage in Vancouver apartments. But what about the things that have to be stored under the BED? Ikea makes those nifty boxes for just that purpose. But do we want the whole neighbourhood to see what’s stored there?

 

Bedroom Privacy?

 

After a long search, Tessie found a new apartment with adequate storage and the other amenities she sought. And I had to move again. And this time it was to the location of my dreams: Southwest False Creek. But that’s another story.

 

For more information

 

For detailed information about the False Creek North post-occupancy study, please go to another part of this website:

 

https://sarkissian.com.au/housing-services-by-wendy-sarkissian-phd/evaluating-vancouvers-high-rise-housing

Trouble in Paradise: Dual Occupancy at Jarlanbah

March 15, 2010 – 9:59 pm

 

Trouble in Paradise

 

Tomorrow evening my neighbours are meeting to decide whether or not to try to ban dual occupancy (commonly called accessory dwelling units: https://www.mass.gov/envir/smart_growth_toolkit/pages/mod-adu.html ) in this eco-village of 43 dwellings on 22 hectares.

 

The whole process has me mightily confused.

 

Imagine the contradictions

 

Imagine the contradictions. Here we are living on half an acre in a Permaculture community committed to self-sufficiency and sustainability principles.

 

We live in a low-income community (Nimbin, population 350) with a desperate shortage of housing, especially for lower income residents. And most of us do not grow much food – if any – on our properties. I think every lot has at least one car. We’re highly automobile-dependent and we’re certainly not secure in terms of food production.

 

Designed by Robyn Francis

 

But we’re trying. The Jarlanbah community, designed by formidable Permaculture designer, Robyn Francis, who lives down the road at the Djanbung Gardens Permaculture Education Centre (see: https://www.earthwise.org.au/), was established in 1993 and the first residents moved in in 1994. We’ve been here since 2001, actually living here since early 2006.

 

Now many of us are ageing and looking for opportunities to age in place and to have the possibility of a caregiver living on our house block.

 

Or to have an income stream from renting a small dwelling on our land.

 

Recently, the Jarlanbah Review Sub-committee rejected a proposal by one of our neighbours for a dual occupancy arrangement on his block. In North America, this is generally called an “accessory dwelling unit”.

 

His house is very stylish and modern in its design and I wondered what role “aesthetics” played in the decision.

 

Arguments in favour of dual occupancy

 

In any case, this case, which is likely to go to a formal mediation session, has caused a huge amount of discussion in our community. Some of us, citing global sustainability principles, Peak Oil, automobile dependence and the needs of an ageing, rural population, want to be able to have two dwellings on a lot. We can’t see how this would differ – in planning terms – from, say, a house with four or more bedrooms for a large family or shared household. We don’t see that the impacts on our road infrastructure would be that dramatic.

 

Not everyone would want to have another dwelling on their lot (perhaps half might – eventually) and those who did could pay extra to reflect the wear and tear that another vehicle might cause (assuming that vehicles would not be shared).

 

“It will open the floodgates”

 

But not all residents feel this way. Others are afraid that having a few more dwellings will open the floodgates. “It’ll turn Jarlanbah into a slum and a ghetto,” remarked one of the long-term residents, while another claimed that she did not move to Nimbin “to live in cluster housing.” “This is not inner city Redfern,” claimed another.

 

NIMBY and BANANA

 

As a Jarlanbah resident who has spent a whole career (since 1967) working in housing and planning, I am curious to understand what this really means.

 

Where would these road-wrecking new slum-dwellers come from?

 

How could a ghetto emerge as a result of density increase?

 

I can’t help but think of NIMBY (Not In My Back Yard) or better still, BANANA (Build Absolutely Nothing Anywhere Near Anything (or Anyone).

 

Nevertheless, this small village community on 43 lots is about to embark on an open, democratic, community discussion on this matter. In the Jarlanbah community centre, subject of an equally acrimonious debate that featured bullying and recrimination, broke hearts, shattered trust, offended aesthetic sensibilities and still rankles”¦

 

The Jarlanbah Community Centre

 

Watch this space!

 

Wednesay morning update:

 

Shocking meeting with no facilitation process to help us.

 

People jumping up and threatening, screaming and swearing at each other, unable to be controlled by the Chair.

 

I’m now branded as a consultant who’s the same as a dot-com operator – in the pay of the developers, plotting the extinction of all the wallabies, echnidnas and antechinus.

 

Pretty soon we will have blocks of flats at the bottom of the gully!

 

More soon!

 

Wednesday, after the mediation session

 

This matter has been taken to a formal mediation session through the State Department of Fair Trading. As a trained mediator myself, I know that what goes on inside the room stays insidethe room.

 

I will post my later thoughts on dual occupancy policy in this blog but for now, I cannot report on the latest events at Jarlanbah.

 

Except to say that we had a lovely pancake breakfast this morning (responding to advice from American planning theorist, John Forester, that we spend more time together socially and eating together).

 

So this morning before the mediation, I served pancakes for breakfast in the community centre (after Shirley and I scrubbed it within an inch of its life last night).

 

And tonight it’s pizza on our deck.

 

It’s raining softly in Paradise this afternoon. It’s very peaceful.

 

After a four-hour+ mediation, the local residents have gone home to their families and their gardens.

 

I hear Gaia, the living Earth, breathe a sigh of relief.

 

Is she thinking: Hopefully, those pesky humans will relax and simply love what they love.