When it comes to the Cypress Village project, developer British Pacific Properties will pay the planner but they won’t call the tune.
That was West Vancouver council’s decision as they unanimously endorsed a funding arrangement to kickstart planning for the stalled Upper Lands development.
BPP’s plan to build a community between Cypress and Cave creeks hit the back burner in 2016 when the district’s already-swamped staff were unable to devote enough time to the project’s planning stage, which could take more than a year and cost between $1.6 million and $3.25 million, according to a consultant’s report.
District staff floated the notion of having BPP foot the bill for the process, a concept that elicited ethical qualms from Coun. Nora Gambioli, who said it would constitute a “conflict of interest” to use BPP’s money to expedite BPP’s project.
“I have no problem with the (Cypress Village) concept. I have a problem with this process of the proponent effectively proposing to give the district ... a million bucks to get this on the fast track,” she said when discussing the issue in December 2016.
Over the objections of Gambioli and Coun. Christine Cassidy, council voted to hire a consultant examine the idea. Council was unanimous in endorsing the consultant’s recommendations on July 24. Gambioli did not attend the meeting.
The report, prepared by Coriolis Consulting, Steve Nicholls and Freda Pagani, suggested BPP reimburse the district for “all of its internal costs” during the planning process.
“Consultants are needed for an environmental analysis of the site, feasibility studies examining population and employment, and economic advice on a possible density transfer.
While BPP may hire consultants, their work would be turned over to district staff for review and approval. The district might also hire consultants to analyze information.
“This would ensure that work is controlled by the district, but that the land owner is fully aware of what is being discussed,” the report noted. “It also provides some assurance that the land owner could, and would, carry out the development as eventually planned.”
BPP has submitted three plans for Cypress Village with a scale ranging between 3,851 residents in 1,800 dwellings and 7,269 people sharing 3,800 dwellings.
The more humble version of the village also includes plans for 85,000 square feet of retail space, 5,000 square feet of office space, and an estimated 550 jobs.
The concept won support from Mayor Michael Smith, who suggested Cypress Village would be “one of the cornerstones” of West Vancouver.
“We badly need it and British Properties knows the potential is there to leave a legacy of a real community above the highway instead of a bunch of big single-family houses,” he said during a 2016 discussion.
A district working group will likely be struck to examine the project, although the team wouldn’t likely be formed before October 2018, according to the consultant’s report.
The proposition may be complicated by a covenant designating land in the area for McGavin Field. To develop that land, the covenant on the playing field would need to be removed.
Both the West Vancouver school district and the municipality have a works yard in the area.
“The facilities are critical to district operations,” according to a report from West Vancouver manager of community planning David Hawkins.
His report stated, “it is uncertain” the district can find a practical, alternative location.
Hawkins’ report also suggested the district and school board “enter into immediate talks” about their works yards. Those discussions are slated to take place this fall.
