The Mayor Has Caused Quite A STIR!
Even in the dog days of summer, when most Vancouverites are happily tuned out to politics and tuned into the beach, baseball and backyard BBQs, Mayor Robertson’s program to increase rental housing in the city has created such a stir he’s been forced to call a halt to the signature project of his STIR initiative – a new 22-story tower proposed for 1401 Comox in the West End.
Incredibly, what began with the Mayor’s unguarded, expletive-laced tirade against the city’s Non-Partisan Association has metastasized into a crisis of confidence in the legitimacy of the city’s planning and consultation processes.
In a recent interview with the Vancouver Sun, Mayor Robertson himself admitted “the city doesn’t have strong relations any more with many community groups” and that “many neighbourhoods are actually wary and distrustful of city hall.”
Even Vision’s communications guru, Marcella Munro, agreed last week during our discussion on CBC Radio that “the city’s public consultation process is flawed, is broken.” Our debate of the Mayor’s ill-fated STIR program was featured on the CBC’s Early Edition program on Wednesday, September 1, hosted by Gregor Craigie. To hear it in full, click on the play button below:
It didn’t have to turn out this way. During the election, the Mayor promised more transparency of decision-making, more consultation and more sensitivity to neighbourhood concerns.
What happened?
To put it succinctly, Mayor Robertson’s STIR program was misguided from the start, seeking to address a problem that didn’t exist with a solution that doesn’t help.
In response to cries for help from West End Seniors and low-income renters wishing to stay in place but facing large rent hikes, the Mayor, instead of addressing their very real and specific problem, adopted the simplistic bromide that we need more rental housing in Vancouver. This despite the fact that more than 900 apartments were listed for rent on Craiglist in just one day last month, while a recent CMHC report showed Vancouver’s vacancy rate has doubled to 2% in recent years.
Having misdiagnosed the problem, Robertson compounded his mistake by proposing a solution not designed to reduce rents or create affordable housing, but instead designed to create more expensive market-rental housing. A recent analysis of the developer’s pro-forma reveals the projected suites will rent for approximately $2.70 per square foot, nearly double the city’s current average rental rate of $1.50 – $2 per square foot.
Even if you accept the Mayor’s program as a worthy initiative in and of itself – “this city needs more rental housing” – the question has to be asked: “What is the benefit, and at what cost?” Each STIR project will cost the city millions of dollars in foregone tax revenues and amenities, yet the result is market-rental housing. What business is it of government to produce market-rate anything?
Presumably, the Mayor’s trickle-down housing project would also eventually provide relief to the by-now-evicted seniors the program was supposedly created to help, but it’s unclear exactly how that would happen.
Lastly, for decades, Vancouver has adhered to a strict formula for assessing the community amenities each developer is required to contribute in order to compensate the local community for increased density. This formula is 2.75 acres of park for each 1000 residents in every new development. When sufficient parkland wasn’t available, the difference was made up by a comparable contribution towards needed city amenities.
One of the first things this Mayor did was throw that time-tested standard out the window, replacing the level-playing field it provided with STIR’s ad-hoc, spot-rezoning approach that requires a separate, back-room negotiation for every project. Instead of a steady, predictable regulatory environment, developers now face an uncertain environment, eroding business confidence and the underlying pinnings of this city’s economy.
Given a policy so full of holes and internal contradictions, yet so costly to taxpayers, it was inevitable that questions and eventually objections would arise. But listening hasn’t proven to be one of Mr. Robertson’s strong suits.
Determined to be the first Mayor to deliver new West End rental housing in more than thirty years, Robertson brushed off all objections as political obstructionism and, incredibly, conflating his own supporters in the West End Neighbours Association with his nemesis, the NPA.
Having negated all outside voices, the echo room in the lock-step, me-too Vision caucus ensured that no one bothered to ask any of the tough questions that could have helped this neophyte mayor avoid being hoisted on the petard of his very own pet program.
The regrettable result is that the Mayor has been forced to call a halt to a year-long development process he initiated, leaving the developers and Qmunity to dangle in the breeze along with those seniors he forgot about as soon as he came up with the acronym.
If that were all, it would be bad enough. But this half-baked, ad-hoc policy has left the city’s planning process a shambles, faith in public consultation broken, the city’s management team demoralized, developers unable to create new housing, Qmunity without a home and renters no better off than they were before the Mayor decided to create this unnecessary STIR in the first place.
















