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July 11, 2011 Update: Preliminary Development Application to the District of North Vancouver filed by Wedgewood Ventures
July 8, 2011
A preliminary application to subdivide and rezone a portion of the Braemar surplus land parcel has now been filed with the District of North Vancouver (DNV) by Wedgewood Ventures. Prior to applying, Wedgewood Ventures hosted a public information meeting on December 16th, 2010 in order to discuss the proposal with the local community.
Development applications in the DNV go through a two-step application process: the preliminary application and the detailed application. A public information meeting, hosted by the developer, is part of the detailed application process, as is a public hearing before Council. Residents will be informed of the meetings, and we will post the dates here on our website, as they are scheduled.
For more information, please contact the DNV’s Planning, Permits and Bylaws Division: 604.990.2311 www.dnv.org.
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November 3, 2010
Backgrounder and Q&A
Sale of surplus land at Braemar Elementary
Background
In the fall of 2006, the North Vancouver School District hosted a series of public open houses to introduce the possibility of selling surplus land on school sites to assist in funding capital projects to renew its aging facilities. The series included review of surplus land parcels at Argyle, Braemar and Cleveland Schools.
The Braemar Elementary School parcel, extending from the 3500 block of Calder Avenue, was acknowledged as unused, untended land that could be made available for sale. The neighborhood was notified, community feedback was solicited and the Braemar PAC was also consulted. While some respondents supported the concept, others raised concerns about possible changes to the neighborhood from future development of the site.
The NVSD incorporated several considerations from the community feedback into its 2007 Preliminary Planning Application (PPA) to the District of North Vancouver (DNV). The PPA received general support from the DNV with permission to proceed subject to the District’s next phase of requirements. In May of 2007, the North Vancouver Board of Education (the Board) authorized the marketing of the property through a public process. Numerous submissions were received and from these, the NVSD selected a developer, Wedgewood Ventures, as the most qualified bidder. Among those qualifications is Wedgewood’s commitment to working with the community through the development process.
A conditional agreement of sale was developed for a price of $3.1 million.
Over the past three years, Wedgewood Ventures has worked with the DNV to prepare an amenable development proposal that would facilitate the necessary rezoning. The first proposal for six or seven 4,000 square foot homes was put on hold in 2008. The current proposal reflects a significantly reduced environmental footprint over the original plan as the developer is now planning seven 2,200 square foot homes for the land, a density reduction of close to 50 percent.
Following an updated appraisal in January of 2010, Wedgewood Ventures presented a revised offer of $2.4 million for the land plus $150 per square foot for any additional space approved by the District of North Vancouver in the rezoning process. The Board of Education approved the amended price at its May 25th, 2010 public meeting.
Q&A
Is the Braemar land parcel part of the “greenbelt” of North Vancouver?
No. The surplus land is not designated as park or protected space and is not connected to the greenbelts and natural corridors of North Vancouver. The property is designated “institutional” in the District Official Community Plan, and zoned PA, Public Assembly Zone. This property is not used by the school, and is considered “out of bounds” for school purposes. The designated natural areas bordering the north and west perimeters of Braemar Elementary are not included in the development.
As with any development application, Wedgewood will be required to—and has committed to—meet stringent District of North Vancouver (DNV) environmental guidelines and will employ independent environmental experts in this process at their cost. Such assessments will be incorporated as part of the permit process and involve DNV consultation and approval and be reflected in Wedgewood’s final design for development of the property.
Could the Braemar surplus land be required in the future for school expansion?
No. In identifying its surplus properties, the School District has ensured that sufficient land has been retained for future needs. Any future development on the Braemar site would strive—not to expand—but to reduce the School District’s environmental footprint on the land.
Is the School District selling this land to fund operating costs?
No. Proceeds from the sale will be deposited in a capital reserve account. Funds in this account are typically directed towards one of the School District’s capital projects, for example our Environmental Learning Centre.
Won’t development in this area reduce property values?
Typically, new homes with quality structure and landscaping design--from both an aesthetic and environmental aspect--result in higher values than existing housing stock in the same neighbourhood. The introduction of higher valued homes to a neighbourhood has been found to push up the value of the existing housing stock. Wedgewood’s development plan for the Braemar surplus land is for seven, single-family homes with extensive landscaping and managed and maintained by a strata council.
Are there any other benefits for the local community with the sale of this land?
Yes. The School District is committed to working with the developer on a number of benefits including, but not limited to:
- improving the school-drop off configuration by constructing a safe cul-de-sac at the end of Calder Avenue
- improving the existing staircase from Calder Avenue to Braemar School
- controlling and managing storm water on the site thereby mitigating impact on the environment
- removal of brambles and dead vegetation and construction debris
Has the Ministry of Education approved this land sale?
Yes. The sale has been approved by Ministerial order to proceed.
Who is the developer, Wedgewood Ventures?
Wedgewood Ventures is a North Shore-based boutique development company. Since 1994, Wedgewood has built residential properties, primarily on the North Shore, with several garnering design and heritage awards. The company has been recognized for its commitment to environmental and community sustainability, and employs many green building practices, emphasizing the use of renewable and recycled materials and reduced waste building techniques. Wedgewood’s principal, James Fox, is a resident of North Vancouver and was born and raised in the district.
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