Kootenay Avenue housing plans move forward; while Councillor Skelton-Morven laments the Nimby effect in the city

Council has put in motion approval for redevelopment of
housing for a stretch of Kootenay Avenue 

Prince Rupert City Council has moved forward with approval for plans to redevelop the BC Housing location on Kootenay Avenue, that after the proponent removed one  controversial element of the proposed plans that had created significant concern among area residents.

The revised plan was noted for Council as part of an update from the city's contract planners iPlan with both Chris and Rob Buchan taking Council members through the revisions and noting that the new plan fell within existing and soon to come development requirements.

With Councillor Randhawa excusing himself owing to a property conflict in the neighbourhood,  the City's Chris Buchan, reviewed his report for Council towards the planned work ahead for the Kootenay Avenue region.

Among the notes he provided, the development will remove five existing buildings and see the construction of four new ones, resulting in a net reduction of housing of 8 units in the area.

He also observed that a previous application for rezoning had been withdrawn, that following negative feedback from the area related to higher density plans, the new proposal is a result of that public feedback and fits into all general permit guidelines and zoning bylaws both current and draft.

"It's worth noting that this applicant had previously applied for rezoning to an RM3 zone to achieve a higher density, however after receiving negative public feedback  towards this increase in density, the rezoning application was withdrawn. This new proposal is a result of this public feedback and it will provide a positive addition to the neighbourhood with new buildings and improvement to onsite pedestrian lighting and pathways" -- iPlan planner Chris Buchan on the Kootenay housing proposal

For discussion, Councillor Reid Skelton-Morven asked the contract planners about the total number of units to be in place following the work, a theme followed up on by Councillor Mirau who asked about the net reduction compared to the original plan. 

Rob Buchan from iPlan observed that they did not follow up on that comparison as the proponent had removed the one apartment building from consideration, noting that it would be considerable reduction.

"We actually didn't do that calculation because it was no longer part of the application because they dropped that, but it was a significant reduction, particularly as there was one apartment building removed"-- Rob Buchan, contract planner from iPlan

That provided Councillor Skelton-Morven an opportunity to speak to his disappointment that the larger volume of potential housing was not going to be included, calling it 'super-unfortunate' and observing of the community feedback on the original plan. 

"It was unfortunate to see so much pushback from primary homeowners and things like that in the area, there's a very much a not in my backyard mentality in every neighbourhood that seems to have a challenge and a difference of opinion when it comes to servicing the collective of our community, especially those that don't have the opportunity to express some of their concerns and voices.

For me as somebody who grew up very much in that neighbourhood, it's challenging and unfortunately to see these kind of things and these conversations take place although we're allowed a difference of opinion there's a mitigation of now where we can kind of balance potentially the opposites between these opinions and how can we further have these discussions so that we're not only servicing the collective of those who can write and start pteitions but those who do not have the opportunity to speak out and need this housing the most" -- Councillor Reid Skelton Morven

Councillor Cunningham agreed with Councillor Skelton-Morven, recounting some previous situations in the city that need to be addressed.

"I think we have to look at this from a community point of view. There are people out there who need this kind of housing and that area has traditionally had larger units available and this is downsizing and they're going to be very attractive looking ... and I think it's going to add to the neighbourhood and enhance it in many ways"-- Councillor Barry Cunningham

It's not clear if the remainder of Council shared those thoughts when it comes to the contributions and feedback of residents in areas where development or redevelopment is planned, as none of the other Council members spoke to Councillor Skelton-Morven's themes as a follow up. 

That despite the Monday council meeting being a short one at only twenty eight minutes, which should have allowed for a wider exchange of opinion on the topic from all of the elected officials on hand.

What the Council members seem to have forgotten is much of the controversy surrounding the Koontenay plans was somewhat of the city's own making. 

That as they fumbled the original introduction of the original design last summer, with an information relay that left many residents upset and disappointed.

Beyond that, it seems that the one key area of concern, that of the expanded footprint for an apartment building that generated the most debate in the neighbourhood was addressed by the developer in their follow up proposal.

Something which would seem to suggest that the feedback from the public was a valuable contribution and led to the compromise solution that Council approved on Monday evening.

Prior to the change from the proponent, the Kootenay plans were up for discussion in late October, with a community delegation seemingly on hand to provide their views. 

However that exchange is forever lost to us, as it was one of those Council sessions that somehow suffered some electronic gremlins, with the comments and replies now bouncing around wherever lost Council transmissions go.

We reviewed some of the history of the Kootenay plans in January, with a look back at much of the engagement process as it was taking place.

It is a curious approach that Council is taking as they lament some of the feedback from the public, something which is the right of homeowners in areas of proposed development; as well as an element of their relationship with the public which they should be encouraging, even if currently Council seems lost a bit in how to offer opportunities for community feedback.

Besides having limited actual access to city hall and having moved to a remote virtual council presentation for a few months now; Council also seemingly abandoned the concept of the Committee of the Whole process in January, an instrument of consultation which once welcomed community input.

As well,  they are also still rather unsure as to how, or if, they will find a way to hold Public Information sessions or public hearings during the current COVID period.

When it comes to navigating housing solutions forward, the best way for Council to ensure that Nimbyism does not become an over-riding element, is to ensure that the project being proposed fits into the neighbourhood being considered, as well as to how the scope of the project may be received by this who currently live there. 

As well, the council members need to  be sure that the surrounding neighbours have been provided with all the information they need to make an informed contribution.

With a number of other housing concepts on the horizon, the need for a better exchange of information with the community seems to be something that should be the guiding star for the Councillors.

One final note on the Kootenay decision of Monday, one item in the original report to Council from iPlan (now removed from the Monday agenda for some reason), but not mentioned by any councillor at the session; is that the new proposal as it was presented, fits into existing and proposed development guidelines and thus does not require any further consultation with the community residents.

Something we guess which may be a relief for some, maybe all of those on Council

The full housing proposal from BC Housing, complete with background information and drawings can be examined from the Agenda for the Monday session 

For a review of the housing plans approval see the City's Video Archive starting at the 14 minute mark.

For more notes on Monday's Council session see our Council Timeline Feature here.

Further areas of interest from past council sessions can be found from our Council Discussion archive.

A wider overview of Housing themes in the region can be explored here.

Cross posted from the North Coast Review.