Dear Editor:
Trevor Lautens thinks West Vancouver council is sure to approve the development and rezoning application for 752 Marine Dr. (the former White Spot site at Taylor Way and Marine Drive) because if council doesn’t approve Larco’s project they will just build elsewhere on land Park Royal leases from the Squamish First Nation (North Shore News, Feb. 13).
Tied to this position is the contention the district will lose substantial tax revenue if these units are developed on Squamish land. But let’s consider: West Vancouverites are not just driven by the almighty dollar; quality of life and the character of our beloved seaside village community is paramount to most residents.
But we cannot expect private corporations to have the same values. Their objective is to maximize profits; but our council is not mandated with the limiting objective to maximize tax revenues.
If putting this development on Squamish land was, in fact, the most profitable option, Larco would have taken this route rather than going through a lengthy and costly development and rezoning application.
Residential built on native land will not command the same price as a free-hold title and some prospective buyers may shy away from plunking their money down for something they won’t truly own, making it more difficult for Larco to sell.
Allowing this development will not prevent future developments on Squamish land, so why not control what we can and prevent excessive development in a bad location?
In fact, the district does have the ability to influence development on Squamish land and share revenue generation. The Squamish Nation pays an amount to the district for municipal servicing.
Details of a new servicing agreement are still being worked out.
So, the district does have potential revenue sharing capabilities for development on some Squamish lands, and West Van residents should not unquestioningly accept this tax-loss speculation in the absence of a credible analysis of the revenue difference we might expect if these towers were built on Squamish lands rather than district property.
Trying to force approval for this project by suggesting Larco will turn around and build an unwelcome development on Squamish land if their application for this site is turned down amounts to bullying.
Using this threat as some kind of “trump card” creates unnecessary public ill-will towards the Squamish First Nation. It is extremely distasteful for anyone to foster such sentiment.
On the other hand, building residential units on Squamish land, rather than the busiest intersection on the North Shore, may very well be the best solution, even if we give up a few, yet to be determined, tax dollars.
All of the promoted benefits of housing for the disabled, young adults and downsizing seniors would be available and they would not have to contend with the Taylor Way/Marine Drive intersection at their doorstep.
So, where do we go from here? Well, a recurring concern is traffic.
Even those few who support this development do so with the caveat that traffic issues must be solved before any new development is approved.
And, given all the potential developments and further Park Royal retail expansion that will be coming forward for approval, an integrated neighbourhood plan, consistent with a new OCP, must be developed before traffic engineers will be able to provide a credible traffic solution.
Without an encompassing plan for the area, the 752 project and each of the other potential developments will continue to be presented to us one at a time, so no one can assess the interrelationships and the overall impacts.
This is spot-zoning at its worst, the hallmark of poor planning, and takes the power and control of future development from council and the community, and puts it in the hands of individual developers.
Melinda Slater
West Vancouver
