On Sept. 5, Vancouver City Council will hold a public hearing to help determine the next steps of the planned redevelopment of the Jewish Community Centre of Greater Vancouver (JCC).
Serving more than 40,000 community members each year, the JCC has been bursting at the seams for years and needs a significant upgrade. “Our community centre, which is Jewish at heart and, therefore, open to and used by everyone, is aging,” said JCC executive director Eldad Goldfarb. “We’re a not-for-profit that’s been serving the Oakridge area and beyond for 60 years and we are determined to continue this tradition.”
The new facility, planned to be built over two phases, will feature expanded aquatic, gymnasium, fitness and studio space, new cultural arts facilities, a theatre, the Vancouver Holocaust Education Centre, office space for more than 15 other nonprofit community organizations, expanded licensed early childhood education facilities and significantly enhanced outdoor spaces.
“We just don’t have enough room for all of our activities, so I would love to see the JCC expand and continue to be inclusive for everyone,” said JCC Seniors committee member Cori Friedman.
The City of Vancouver anticipates the population of the Cambie Corridor will double by 2041.
“With all the growth and changes occurring to the community around our centre, it is important for the JCC to grow and change as well – to be prepared for the future and all that it is bringing to our surroundings,” said JCC board president Salomon Casseres.
When the project is complete, the JCC site will also include 299 family-oriented rental homes. “We are going to put the land into a community land trust, so we can create long-term affordable housing and community amenities,” Goldfarb explained.
The proposal has undergone an extensive rezoning process, including a number of different designs, three community open houses and outreach to partner organizations within the Jewish community. For more information on the project, contact Susan Tonn ([email protected]). For details on how to share your thoughts directly with city council, visit rezoning.vancouver.ca/applications/950w41stave/feedback.htm.
An aerial view of the proposed redevelopment of the Jewish Community Centre of Greater Vancouver site, looking south. (image by Acton Ostry Architects Inc.)
On Feb. 7, the Jewish Community Centre of Greater Vancouver was packed with community members, as well as some area residents. For the three-hour open house hosted by the City of Vancouver, visitors worked their way through the crowded atrium, reading the numerous poster boards about the proposed redevelopment of the centre site, and how that redevelopment fits in with the massive changes proposed for the Oakridge neighbourhood.
While it is still early in the process, the City is looking for public feedback by March 30 on the rezoning application it has received for 950 West 41st Ave., i.e. the JCC.
The proposed redevelopment comprises a nine-storey building to replace the current JCC, a 13-storey replacement for the Louis Brier Home and Hospital and a 24-storey residential building.
The rezoning application proposes that the redevelopment starts with the building of most of the new JCC on what is now the existing centre’s parking lot, then moves to the construction of the underground parking, followed by that of the new Louis Brier Home and ending with the residential tower and the rest of the JCC. (image by Acton Ostry Architects Inc.)
According to the rezoning proposal, the new JCC would include “recreation space, including pools and gyms; ground-level commercial space; an Early Childhood Education Centre, including 104 private daycare spaces; cultural arts, auditorium and theatre space; [and] nonprofit office space.”
The new Louis Brier would have “266 senior assisted living, complex care and memory care beds,” and the residential building would have “160 secured market rental units,” including 64 studios, 40 one-bedroom units, 40 two-bedroom units and 16 three-bedroom units. “Underground parking, with 693 vehicle parking spaces and 250 bicycle parking spaces, is proposed.”
The rezoning application is being considered by the City under the Oakridge Transit Centre Policy Statement.
The City of Vancouver explains on its website that the Oakridge Transit Centre, across from the JCC, “was formerly home to 244 trolley and 182 diesel buses, and employed over 1,200 transit staff including drivers, mechanics and administrators…. With the completion of the Vancouver Transit Centre on the Eburne Lands in 2006, almost all services moved out of the OTC” within several years and TransLink determined that the OTC was no longer required as a transit centre. TransLink approached the City about the redevelopment of the site: “Council approved a cost-recovered planning program to create a policy statement for the site in February 2014 and the program was publically launched in June 2014.”
The statement was approved in December 2015, after “an 18-month process involving community engagement at key points, and technical planning and design work.” It guides “the rezoning and redevelopment of the Oakridge Transit Centre,” as well as that of the JCC, the Petro Canada Station at the corner of 41st and Oak, and Oakmont Medical Centre (809 West 41st).
The JCC rezoning application was coordinated by Acton Ostry Architects Inc., the JCC and the Louis Brier Home. In the application, which is on the City’s website, Acton Ostry explains that the “surrounding context is in a state of transition and transformation from a low-density semi-urban neighbourhood to a high-density urban centre. Transit is a driving force at the heart of the new town centre with the Canada Line on Cambie Street and a new B-line proposed for West 41st Avenue.” The document notes that King David High School, which is east of the JCC, on Willow Street, uses and “shares many spaces in the existing JCC and is intended to have a dedicated gym in the proposed new JCC, in addition to access and use of many other activity spaces.”
How the space in the three proposed new buildings might be used. (image by Acton Ostry Architects Inc.)
According to the timeline on one of the posters at the February open house, there was a pre-application open house in November 2016 and the rezoning application was submitted in December 2017. With the City-led open house now having been held, there will be a public hearing, “pending staff review and feedback,” followed by a council vote, again “pending staff review and feedback.” If the rezoning is approved, “the proposal becomes a development application.”
Development and building permits would take months to years to procure, and the construction itself would also take a few years. Since the JCC cannot be non-operational for that long, the project is envisioned in phases. The existing JCC would remain in place as the main building of the new JCC is built on what is now the centre’s parking lot, followed by the construction of the new underground parking lot. Once the new JCC was operational, Phase 2 would start with the new Louis Brier Home, to be located at the opposite end of the development site, then move to the construction of the residential tower and the rest of the JCC, located in between the main JCC and Louis Brier.
The entire rezoning application can be found at rezoning.vancouver.ca. Feedback can be submitted online.
Merom Yerushalayim’s new condominiums. (photo by Gil Zohar)
Having recently acquired Toronto’s troubled 65-storey Trump International Hotel and Tower, now rebranded as the St. Regis Toronto, Joseph Waldman – one of the principals of the city’s Rothner Highgates Group – has set his sights on Jerusalem.
The Antwerp-born developer and his partner, Ricky Rothner, are looking to Merom Yerushalayim (Jerusalem Heights), a project of 218 luxury condominiums located on Malchei Israel Street at the highest point in central Jerusalem.
Notwithstanding that the Holy City is awash with unsold luxury apartments and unfinished high-end towers, Waldman and Rothner, together with their Jerusalem partner Shmuel Narkiss, have found a niche market. They’re targeting Charedim, a segment of Israeli society stereotypically characterized as having low economic status. With only 34 of the 172 units in Phase I left unsold and the unit owners occupying their homes since Passover, the Merom Yerushalayim project has succeeded beyond expectations.
Prices start at NIS 35,000 ($12,500 Cdn) per square metre. Who are the purchasers of these more than $1 million homes? They’re equally divided between North Americans and Europeans with a smattering of Israelis, said Merom Yerushalayim’s sales manager Yehuda Eagle, who fluently banters with clients in Hebrew, Yiddish and English.
Designed by Jerusalem’s Braidman Agmon Architects, the project adds seven residential buildings to five historic buildings, which are being preserved and given new functions. The derelict Schneller Orphanage, with its distinctive Bavarian onion-dome cupola, is slated to become a museum of Jewish heritage. Another 19th-century structure will be refurbished as a synagogue and a third as a yeshivah for teenage boys.
Of the seven new residential buildings, five have been completed. Two are eight floors high. Three were built to a height of five storeys, pending a zoning-density change to permit an additional three levels. The housing blocs are clustered together and nearly four-fifths of the historic compound has been set aside as green space. Parking is underground.
Waldman hedges about the schedule of the final two buildings. While a huge hole has been excavated for them, construction will depend on sales, he said.
Acknowledging that he will keep a condominium for his family’s use, Waldman told the Jewish Independent, “Try not to write about me. I’m a simple guy. I don’t want kavod [honour].”
The Schneller Orphanage is slated to become a museum of Jewish heritage. (photo by Gil Zohar)
The Schneller Compound has a storied past. In 1860, Johann Ludwig Schneller (1820–1896), a Lutheran missionary from Basel, Switzerland, established the orphanage for nine survivors of the Druze massacre of 10,000 Maronite Christians in the mountains of Lebanon. By the next year, the orphanage had taken in 40 boys, and soon also began accepting girls. For eight decades, the Syrisches Waisenhaus (Syrian Orphanage) flourished, expanding to include an institution for the blind and a vocational school. It provided both academic and vocational training to orphaned boys and girls from Palestine, Syria, Egypt, Ethiopia, Armenia, Turkey, Russia, Iran and Germany. By the end of the 1800s, it had become the largest compound outside of the Old City.
During the Second World War, British Mandate officials interned and deported the orphanage’s German staff. The sprawling site was turned into the largest Allied ammunition dump in the Middle East. In March 1948, with Britain quitting Palestine, the base was seized by the Zionist military organization Haganah. Following statehood, and until 2008, it served as an Israel Defence Forces camp.
When the Israeli army redeployed to bases in the Negev, the state-owned property was put up for sale by the Israel Lands Authority and ultimately purchased by the Rothner Highgates Group. Before construction could begin, the Israel Antiquities Authority (IAA) carried out salvage digs – and archeologists discovered a winepress and bathhouse that served Rome’s 10th Legion Fretensis.
While Charedim have opposed other archeological digs, these excavations were carried out without incident.
“This is an excellent example of many years of cooperation and deep and close ties with the Charedi community,” said IAA Jerusalem district archeologist Amit Re’em. “The general public is used to hearing of the clashes between the archeologists and the Orthodox community around the issue of the graves, but is unaware of the joint work done on a daily basis and the interest expressed by the ultra-Orthodox sector. The Israel Antiquities Authority is working to instil our ancient cultural heritage in this population, as it does with other sectors.”
Respecting Merom Yerushalayim’s Charedi character, the project’s marketing wing, Sun-Chen, sends out a weekly Hebrew-language commentary on the Torah portion. Rothner Highgates’ promotional video depicts preparations for Shabbat and, towards the end of the advertisement, it says that the development is “20 minutes from the Kotel, three minutes from Geula. Close to the centre, close to the heart. Merom Yerushalayim. The best of two worlds.” It also describes it as “country living in the heart of Yerushalayim.”
Luxury competition
In 2011, Montreal billionaire Rabbi Hershey Friedman and a group of Canadian investors bought the heavily-indebted Azorim Investment Development and Construction Co. Azorim recently completed Boutique HaNevi’im on the Street of the Prophets near downtown Jerusalem. The seven-storey project includes 87 luxury apartments and a boutique hotel. The promotional video features Friedman standing on the roof terrace looking out over the golden Dome of the Rock citing, “If I forget thee, O Jerusalem, let my right hand wither.” (Psalms 137:5)
