Tag Archives: vancouver

#VanPoli | Vancouver 2050 | The City of the Future

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A draft 30-year plan calls for limiting growth in Vancouver, and pushing new residents to the suburbs

All development decisions within the City of Vancouver that are currently being made by senior staff employed within the city’s Planning Department — currently slated to add more than 100,000 new residents to Vancouver, over the course of the next 30 years — is predicated on a rate of population growth that many commentators, and the most recent figures published by Statistics Canada, don’t jibe with population growth projections that are being made at Vancouver City Hall.

In an article published in The Vancouver Sun this past weekend, reporter Douglas Todd writes …

“In recent years about 12,000 more people have been annually moving out of Metro Vancouver for other parts of B.C. than have been moving into the metropolis. The vast majority of new arrivals into Metro Vancouver are foreign-born immigrants.”

Todd goes on to quote former provincial NDP MLA and current two-term Nanaimo Mayor, Leonard Krog.

“We have had lots of people from Alberta and the East cashing out and moving to Nanaimo — to get away from the crush and the smoke,” says Krog. “People are also fleeing Vancouver, and the Lower Mainland. Now it’s more common for people to ask why would you stay in the Lower Mainland when you can cash out on your $2-million house on a crowded Burnaby street, or $3 million Vancouver home and get a great $1 million home in Nanaimo?”

Krog says newcomers are pouring into Nanaimo for several reasons — affordable housing, less density, and a higher-quality lifestyle. “The strong overall shift of residents from other provinces, and from Vancouver or Metro Vancouver, to smaller B.C. cities, which have more young adults, is unsurprising,” writes Douglas Todd.

“Nanaimo’s rapid growth of two per cent a year”, Krog says, “is a result of a ‘perfect storm’ of conditions, including the attractiveness of the region’s oceanfront, university, airport, nearby ski mountains, climate and a lower cost of living.”

“It has all been amplified by the pandemic,” he said. “COVID-19 is helping many across Canada and in other parts of B.C. realize they might be able to permanently work out of their homes. So why not do it in a place that is pleasant and somewhat more affordable?”

If as lawyer, writer, and and community organizer Daniel Oleksiuk writes on the Sightline Institute website that population growth in Metro Vancouver will occur in the Metro Vancouver suburbs, and not in Vancouver, and if Nanaimo Mayor Leonard Krog is correct in his assertion that rather than remain in Vancouver, families are instead opting to move to smaller, more affordable cities such as Nanaimo, how can the Vancouver Planning Department justify a growth strategy, population growth projections, and the consequent tower-driven densification projects they are currently presenting to the members of Vancouver City Council for approval?

At Issue: Form of Development, and the Livability of Vancouver

Artistic rendering of the Esso gas station site at 3205 Arbutus, redeveloped into a mixed-use building

A deep issue of concern that has arisen for many, as Vancouver’s  Planning Department presents their plans to City Council, is “form of development”.

For the most part, if you take a look at many of the projects VanRamblings wrote about yesterday, they adhere to the ‘development at all cost’ ethos of the now discredited former Vision Vancouver civic administration, who were roundly and wholly turfed from office in the 2018 Vancouver municipal election: a plethora of greenhouse gas-emitting podium and tower-driven developments — whether they be in the northeast “forest of condos” False Creek neighbourhood, the newly-reimagined Oakridge Centre or nearby Heather Lands development, or in the southern sector of the Grandview Woodland neighbourhood’s ‘Safeway site’.

The question must be asked: whatever happened to the notion of ‘gentle density’?

Why is it that rather than construct high-rise condominum towers all along the Broadway Corridor, from Clark Drive all the way out to UBC, could we not opt instead for the kind of low-rise building illustrated directly above, in the proposed, neighbourhood friendly project located at West 16th Avenue and Arbutus Street?

Artistic rendering of a planned, environmentally-friendly wood construction building

Perhaps of even more importance to the stewards of our environment who sit on Vancouver City Council, why not mandate that future home construction be built employing sustainable, carbon-storing cross-laminated timber —  glued at perpendicular angles to make thick beams, and clearly visible in columns, beams, walls and ceilings? Wood construction has proven popular across a broad section of our developer, architect and contractor communities, who see building with wood as a way to increase density at a lower cost, while reducing environmental impact.

Now, that would be an innovation for our Vancouver City Council to truly consider.

Rowhouses such as the ones above are common in many cities around the world, but not in Vancouver

And what of fee-simple row housing , which architect Michael Geller argues for in an interview conducted by Carlito Pablo, in the October 6, 2021 issue of The Straight?

“In a fee-simple rowhouse or townhouse, there’s nothing owned by the association. The owners own their roof, their windows, the land under and around their townhouse. That means the individual owners are responsible for taking care of any lawn, painting the outside, fixing leaks in the roof, and shoveling the snow.”

Whatever happened to the notion of human-scale, gentle density townhouse construction, all the rage 40 & 50 years ago? Why, in recent years, has townhouse construction fallen so out of favour, as podium and high-rise tower-driven plinth construction has become the greenhouse gas-emitting building forme de la journée?

Vancouver Co-Housing, located on 33rd Avenue between Victoria Drive and Knight Street

And what about co-housing in Vancouver, housing that is family-supportive, senior-friendly and energy-efficient? For instance, Vancouver Co-Housing consists of 29 privately owned, fully equipped homes plus 2 rental units, in addition to a large and beautiful common house and outdoor common areas. This vibrant community is located on East 33rd Avenue between Victoria Drive and Knight Street.

The homes range from studios to one-, two-, three- and four-bedroom units – all with their own kitchens. The common house has an area of 6,500 sq ft. and includes a community kitchen, dining room, and lounge; activity rooms for children and teens; office areas; two guest rooms; a yoga studio; and rooftop gardens. As well, there are ground-level gardens, workshops, plus a courtyard and play area that encourage year-round social contact. All parking is underground.

By working together, Vancouver Co-Housing members are able to share amenities common to a traditional home and reduce the size of their private dwelling.


A 2014 Global BC video, identifying Vancouver as one of the high-rise capitals of the world

On July 24, 2014, during the lead up to the Vancouver civic election that year, VanRamblings published a column titled At Issue: Form of Development, and the Livability of Vancouver, which quoted a 2012 study conducted by University of British Columbia Chair of Urban Design and Landscape Architecture, Patrick Condon, addressing the question of how Vancouver might reasonably approach the reduction of energy use and consequent greenhouse gas production in the city by at least 80 per cent by 2050, and how that goal might be accomplished.

The answer: the construction of compact, low-rise structures across the city, along its arterials and throughout its neighbourhoods, as a greener, more workable, more energy-efficient alternative to the present form of high-rise development that so captured the imagination of Vision Vancouver, as seems to be the case with our present Council. That 2014 VanRamblings column is well worth reading.

The indefatigable Patrick Condon, future — and absolutely necessary — Vancouver City Councillor

Again today, VanRamblings will leave you with the words of Patrick Condon …

“While it is true that high-rises, when combined in large numbers, create GHG-efficient districts, the buildings themselves are not as efficient as mid-rise buildings.

“High-rises are subject to the effects of too much sun and too much wind on their all-glass skins. And all-glass skins are, despite many improvements to the technology, inherently inefficient. Glass is simply not very good at keeping excessive heat out, or desirable heat in. High-rises, according to BC Hydro data, use almost twice as much energy per square metre as mid-rise structures.”

“High-rise buildings built largely of steel and concrete are less sustainable than low-rise and mid-rise buildings built largely of wood; steel and concrete produce a lot of GHG. Wood traps it. Concrete is 10 times more GHG-intensive than wood.”

Patrick Condon argued with heart and with purpose in 2014, as he does through until today, for the construction of thousands of primarily mid-rise wood frame mixed use commercial / residential buildings on Vancouver’s arterial streets.

And, most importantly, Patrick Condon argues for the retention of existing neighbourhood quality, and the supply of sufficient units to house the burgeoning wave of our elderly population, housing for young families, housing equity, and neighbourhood preservation, through the gentle infill of existing residential streets.

#VanPoli | Housing & Development | Making The Vancouver Plan Irrelevant, Pt. 2

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On Monday, VanRamblings wrote about The Vancouver Plan, a visionary document destined to inform growth in our city over the next 30 years.

A core issue of concern VanRamblings explored was how, months in advance of the publication of The Vancouver Plan, Vancouver City Hall’s Planning Department has set about to place before the members of Vancouver City Council several massive redevelopment projects — including, two weeks ago, a revisioning of False Creek South — the 32 hectares (80 acres) of city-owned land situated between the Granville and Cambie street bridges, on the south shore of False Creek, that proposed to triple the number of homes on the site.

And, last week, The Broadway Plan, a massive development plan for the Broadway corridor, extending from Vine Street to the west, 1st Avenue to the north, Clark Drive to the east, and 16th Avenue to the south, came before Council, a proposal to build dozens of 30 to 40 storey towers surrounding the areas adjacent to future Broadway Millennium Skytrain stations — at Main, Cambie, Oak, Granville and Arbutus streets, and when the Skytrain extension to UBC is approved, at Macdonald, Alma and Blanca streets, with the shoulder areas adjacent to the areas surrounding the stations, extending from 1st Avenue to the north and 13th Avenue to the south, set for a mass construction of 20, 25 and 30 storey towers.

Given all of the above, as founding chair of UBC’s urban design programme, Patrick Condon, wrote in response to yesterday’s VanRamblings column …

“What’s left to plan?

Who voted for more unaffordable condo towers?”

Before her election to Vancouver City Council in 2018, and throughout her campaign for office, and every day since her election as a City Councillor,  Colleen Hardwick has hammered home two informed, salient points …

1. The population growth figures employed by the City’s Planning Department that are a determinative factor in development planning in the City of Vancouver are based on flawed data, arising from one immodest year of population growth in our city, the fiscal 2016 – 2017 year. Before that fiscal year, and each year since, population growth figures in Vancouver, as determined by both the Canada Mortgage and Housing Corporation and the Pacific Regional office of Statistics Canada, have dwarfed that one unique year in the current millennium;

Reliance’s Burrard Place project, a three-tower development at Burrard and Drake

2. The City of Vancouver, the office of the City Manager, and the Director of Planning have become far too reliant on the Community Amenity Contributions developers must pay in order that their projects will receive approval from the City’s Planning Department. As an example of monies paid in CAC’s by a developer, when Reliance Properties made application for a three tower mixed use development at Drake and Howe / Burrard — now known as Burrard Place — Reliance Properties paid the City of Vancouver $46 million in Community Amenity Contributions.

Given the affordable housing shortage in our city, you’d think that the civic government of the day — Gregor Robertson’s Vision Vancouver — would allot a portion of that $46 million towards the construction of affordable housing. Instead, the then Mayor declared that there was NO affordable housing shortage in the West End (CAC monies must be dedicated to serve the interests of the neighbourhood where the large scale development project is to be built).

Another salient point informing decision-making by senior members of Vancouver’s Planning Department: in point of fact, the very employment of the excluded / non-union white collar staff at City Hall — to whose numbers, 1100 new staff have been added over the past decade — is almost entirely dependent on extracting from developers as much money in CAC’s as possible.

As VanRamblings promised yesterday, today we’ll present more massive developments slated to be built, or currently under construction, in our city.

Artistic rendering of the Sen̓áḵw redevelopment at the south end of the Burrard Bridge in Vancouver

The Squamish Nation’s Sen̓áḵw Indigenous redevelopment of their 11.7-acre reserve at the south end of the Burrard Street Bridge promises 6,000 homes will be built within 11 towers housing 15,000 residents, consisting mostly of rental housing — a 50-50 partnership between the First Nations and local developer Westbank — forming a new skyline in the Kitsilano neighbourhood, the tallest buildings, two 56 storey condo towers. As the project is being built on Indigenous lands, the sole involvement by the City of Vancouver respects a negotiation with the Squamish Nation on hooking up to the city amenities, and addressing issues such as the provision of schools, and transportation.

A rendering of the proposed buildings to be constructed on Point Grey’s Jericho Lands

Another  Indigenous land development within the City of Vancouver will occur on the 90-acre Jericho Lands — a largely undeveloped site bordered by West 4th Avenue to the north, Highbury Street to the east, West 8th Avenue to the south, and Trimble Park to the west.

The sprawling, hillside site, a former military base and home to the West Point Grey Academy, is owned by a partnership of three local First Nations — Musqueam, Squamish, and Tsleil-Waututh, collectively known as the MST Development Corporation — and the federal Crown Corporation, Canada Lands Company. As the First Nations purchased the Jericho Lands, development of the site falls under the jurisdiction of the City of Vancouver’s Planning Department, who will be intimately involved in the project’s development.

Construction on the Jericho Lands site will begin in 2024, with a completion date of 2050. Although the Jericho Lands site is five times the size of the Sen̓áḵw development, the Jericho Lands project envisions 10,000 new homes and 25,000 residents. West Point Grey is currently home to 13,000 residents — the Jericho Lands development will triple the number of residents who will call Point Grey home.

November 2021 artistic rendering of the Broadway Commercial Safeway redevelopment, Vancouver

Over on the east side of town, in the Grandview Woodland neighbourhood, there’s the redevelopment of the Safeway site, next to the Broadway Skytrain station, just east of Commercial Drive. Heights ranging between 24 and 29 storeys above the podium’s retail plinth are, as can be seen in the graphic representation above, planned for the site. The project is a partnership between Crombie REIT and … wait for it, wait for it … leading luxury developer, Ian Gillespie’s Westbank Corporation, which has engaged its usual architectural design firm, Perkins & Will.

A massive redevelopment of the Norquay ‘Village’ Neighbourhood — which community activist Joseph Roberts writes about frequently on his Eye on Norquay website — has been underway for more than a decade. Roberts writes, the redevelopment plan for Norquay went “against what renters and homeowners want to see happen in their neighborhood.” The Norquay neighbourhood densification redevelopment will more than triple residential population of Norquay by 2030.

An autumn day at Trout Lake Park, in the heart of the Kensington-Cedar Cottage neighbourhood

And, the area bounded by Victoria Drive on the west, Nanaimo Street on the east, 12th Avenue on the north, and Kingsway on the south, in the Kensington-Cedar Cottage neighbourhood, the very heart of east Vancouver,  where the urban park and Trout Lake is located, is set for massive densification that will more than triple the number of residents in the neighbourhood over the course of the next 20 years.

Ian Gillespie is also the developer behind the redevelopment of the Oakridge site.

  • 2,600 homes in 19 towers will house nearly 6,000 residents;
  • A workspace for 3,000 creative professionals will be created;
  • More than 300 stores will feature the world’s most distinguished brands;
  • Oakridge will be home to one of Vancouver’s largest community centres;
  • Oakridge will be home to Vancouver’s second-largest library;
  • A nearly 10-acre rooftop park made up of six integrated smaller parks will be built.

   The Heather Lands 8.5-hectare (21-acre) development, situated between West 37th and 33rd  avenues, and bounded by the lanes behind Willow and Ash streets.

Nearby is the Indigenous-owned Heather Lands development, the 21-acre site the subject of a rezoning application to the city, is a comprehensive planning site overseen by the City of Vancouver’s Planning Department. 2,600 rental homes will be constructed on the site, ranging from three to 28 storeys.

And let us not forget, either, the first of many development applications to be made by Concord Pacific on the currently undeveloped northeast portion of offshore billionaire Li Ka-shing’s Expo lands, where a permit has been applied for to build a mixed-use commercial and residential community.

The current application proposes a maximum floor area of 181,625 sq. m (1,955,000 sq. ft.) and building heights of 89.9 m (295 ft.). on the 10.28-acre site, once known as the Plaza of Nations, where construction of a variety of terracing buildings of up to 30 storeys is planned, and set for approval by the Planning Department at Vancouver City Hall, and our current City Council. The Plaza of Nations redevelopment is expected to house 20,000 residents.

Artist’s conception of the new Northeast False Creek neighbourhood Vancouver is planning for

The new northeast waterfront False Creek neighbourhood will be housed in a forest of highrise condos that stretches from the Plaza of Nations on the west, to Carrall Street on the east. The plan includes taking down the Georgia and Dunsmuir viaducts, which will be replaced by an expanded street network. Three acres of waterfront park will be added to the neighbourhood. By the time the plan is completed in 2038, Creekside Park will be expanded by another eight acres.

The tallest site will be at Georgia and Pacific, where the city envisions a 425-foot tall building, which probably means 46 or 47 storeys.

In an article published in The Vancouver Sun on October 30th, Elizabeth Murphy, formerly a property development officer in the City of Vancouver’s Housing and Properties Department, as well as for B.C. Housing, wrote  …

“Vancouver continues arbitrary citywide re-zonings without neighbourhood context. The Vancouver Plan just implements the previous Council’s initiatives, without any meaningful planning process. To achieve positive outcomes for the citizens of Vancouver that avoid negative impacts on the climate, affordability and livability, growth needs to be managed very carefully.

The city must first consider the broader consequences of growth. Council asked for transparent data to recalibrate the housing targets that are currently almost three times what can be justified by census population growth of about one per cent per year.

After a decade of record amounts of rezoning and development, Vancouver is one of the most unaffordable cities in the world. Spot rezonings, land assemblies, displacement, speculation and land inflation are significant contributors to our current malaise.

Going forward, in order to be a livable, affordable and sustainable city, Vancouver must build for actual needs, in a scale and location that suits each neighbourhood, with meaningful community input, supported by affordable transit, and community amenities.

The indefatigable Patrick Condon, one of — if not the — most important voices on urban development and the livability of Vancouver, as a city for everyone, here and across the Metro Vancouver region

We’ll leave the final word to UBC professor of all things good, Vancouver’s beloved commentator on development across our city, Patrick Condon …

“Providing affordable housing is the existential need in our city. Our service workers, many of who are our sons and daughters, are being forced out of this city in droves. This Trojan Horse of the proposed rental bylaw changes at City Hall will mainly benefit the land speculator, whose pockets are already stuffed to overflowing. We need to put the interests of citizens first, over the interests of speculators and developers, and those who mean ill for our city.”

#VanPoli | Housing & Development | Making The Vancouver Plan Irrelevant, Pt. 1

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Vancouver Planning Staff and Developers Set to Turn Vancouver into Manhattan West

A core element of Colleen Hardwick’s successful 2018 run for office as a Vancouver City Councillor was the need for the city to draft a visionary planning document — to be called The Vancouver Plan — a bold, comprehensive and inclusive city-wide, neighbourhood and heritage community development plan for all residents living in the City of Vancouver, a 30-year plan that would focus on creating opportunities to integrate new housing, recreation centres, jobs, and amenities across our city.

As a first order of business early in her inaugural term of office, working with three term Vancouver City Councillor, Adriane Carr, Councillor Hardwick seconded a pioneering motion that would have staff employed within the Planning Department at Vancouver City Hall draft The Vancouver Plan (initial title, the City-Wide Plan) document, towards the creation of a livable, affordable and sustainable city, a single, city-wide plan that would guide future growth consistent with key community priorities, a guide to our city’s future growth …

  • The provision of affordable housing in all of Vancouver’s 22 neighbourhoods;
  • Working on a meaningful climate action plan, and environmental sustainability;
  • The provision of well-paying jobs city-wide & in neighbourhoods + economic growth;
  • Prioritizing public and active transportation needs for Vancouver residents;
  • Arts & culture, and the provision for related community amenities;
  • Infrastracture, including community pools, ice rinks and recreation centres.

Public input would be sought in The Vancouver Plan engagement process, which continues through until this day.

The final draft document of The Vancouver Plan is set to be presented to the public and to members of Vancouver City Council in early spring of 2022.

In the video above, the narrator of the visionary Vancouver Plan intones …

“Now more than ever, it’s important to reduce our use of carbon fuels, and adapt to climate change. To advance these big ideas, we need to rethink our low density neighbourhoods. To that end, we could help shape future growth more in major transit areas. New housing, jobs, child care centres, and public plazas would be built along these transit corridors.”

Remembering for just a moment that The Vancouver Plan is far from having completed its community engagement process, and is not due to be presented to both the public and Vancouver City Council until spring 2022, this past Wednesday, November 3rd, the Planning Department presented The Broadway Plan to the members of Vancouver City Council, a fait accompli document that will add 50,000 new residents along the Broadway corridor, framed by Vine Street to the west, 1st Avenue to the north, Clark Drive to the east, and 16th Avenue to the south.”

As reported in The Daily Hive Vancouver by civic affairs reporter Kenneth Chan …

“The emerging direction of the densification strategy calls for increasing Central Broadway’s population by up to 50,000 to about 128,000 residents — an increase of 64% compared to 78,000 residents today. This would be achieved by growing the number of homes in the area from over 60,000 today to up to 90,000 units, with much of this is intended to be more affordable forms of housing.

Added office, retail, restaurant, institutional, and creative industrial spaces would grow the number of jobs from 84,400 today to up to about 126,000 jobs.”

The residential and employment targets outlined above would occur over a period of the next 30 years, through until 2050. Tower heights between 30 and 40 storeys will be built in areas around the stations. Shoulder areas adjacent to the immediate area surrounding the stations — generally within a two or three block radius — will see height allowances of 20 to 30 storeys.

Example of a “Centre” area near the future South Granville Station, November 2021. (City of Vancouver)

Example of “Shoulder” areas along Broadway in the Broadway Plan, November 2021. (City of Vancouver)

More details on the “Broadway Plan” may be found both in Mr. Chan’s story in The Daily Hive, and John Mackie’s story in The Vancouver Sun.

The question has to be asked: if the reasoned, thoughtful and neighbourhood resident consulted 30-year visionary document, titled The Vancouver Plan, is not due to be presented to Vancouver City Council until spring 2022, why are the members of Vancouver City Council being asked by the City Planning Department to approve The Broadway Plan as early as next week, on either November 16th, 17th or 18th?

And why, if The Vancouver Plan is a city-wide and neighbourhood visionary development plan for Vancouver as we head towards 2050, why is the City Planning Department taking a piecemeal approach to presenting any number of development plans in the pipeline to Council now — months in advance of the presentation of The Vancouver Plan to the public & members of Vancouver City Council?

Tomorrow on VanRamblings, we’ll present 1) several more “visionary” large scale developments currently in the Vancouver development pipeline — of which you may not be aware — that are destined to have a major impact on the livability of our much cherished Vancouver home; 2) a continued exploration of VanRamblings’ ongoing thème du mois — “A city for whom? Benefiting whose interests?”; and 3) whether the tens of thousands of housing units set to be built as envisioned in proposed Vancouver development plans to be presented to Council even before the final draft of The Vancouver Plan will be made public, will result in an overbuilt city that will cater explicitly to wealthy and offshore investment interests and their developer friends, rather than to the implicit and explicit interests of Vancouver residents living in the 22 neighbourhoods across our city.

The 70+ storey Bay Parkade development — due east of the Hudson’s Bay Company, and sandwiched between Seymour and Richards streets — one of seven 65+ storey downtown developments approved by Vision Vancouver (the first two, the Shangri-la Hotel on Georgia, and its neighbour across the street, Holborn’s “Trump Tower”), the Bay Parkade development will be presented to Council for approval sometime before the 2022 Vancouver civic election.

#VanPoli | An Apartment on Every Block | Mass, Arbitrary Rezoning

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The graphic above courtesy of retired Vancouver architect, Brian Palmquist. “All the blue and orange areas up for grabs” in a mass rezoning of 16 of 22 Vancouver neighbourhoods.

Has there ever been a Vancouver City Council more seemingly in the pocket of developers than our current Vancouver City Council?

Oh sure, our Mayor and Councillors do the right thing on occasion — as they did last week in referring the redevelopment of False Creek South to the city’s Planning Department — but, objectively and overall, the commitment to “growth” in our city continues unabated, as it did in the decade Vision Vancouver was in power at City Hall, and as continues on through until this day.

Densification of our city is an inevitability, as more and more people move to our little burgh by the sea. The question arises, though: in whose interests, and to whose benefit will this densification of our city take place?

Where is the clarion commitment to non-market co-operative and co-housing, and supportive social housing that will house the broad swath of Vancouver residents who earn the median income of $44,000 for single persons, and $65,000 for couples (figures provided by Statistics Canada), seniors on fixed incomes, single parents of little means, the creative community, and persons living at the shelter rate?

A corollary to those questions is the question posed by UBC professor Patrick Condon In his latest article in The Tyee …

“The presumption is that by increasing rental stock all along the shown routes rents will drop to affordable rates. But will they?”

Today, VanRamblings will present two informed perspectives on a document titled Streamlining Rental Around Local Shopping Areas , the massive 348-page report provided by city staff to Vancouver’s bealeaguered City Councillors for action.

Click on this link to listen to Patrick Condon’s interview on The Early Edition.

In his column in The Tyee, Dr. Condon writes …

“The importance of this motion cannot be overemphasized. In effect this proposed bylaw change, in combination with the Broadway plan, probably predetermines the density, tenure and affordability of most of the city. If this is true, what then is left for the city to decide in its ongoing $18 million city-wide plan, three years in the making?

Providing affordable housing is the existential need in our city. Our service workers, many of who are our sons and daughters, are being forced out of this city in droves. This Trojan Horse of a seemingly technical change will, if passed, benefit mainly the land speculator, whose pockets are already stuffed to overflowing.

Our housing crisis and accompanying urban land value inflation is far worse than experienced by either Cambridge or Berkeley. We should do no less than what they have enacted, and find a way to stream land value gains into affordable homes for those who need them.

The crux of the matter is this: the mass rezoning of Vancouver, if passed by Vancouver City Council, will “allow for six-storey mixed-use, unaffordable market rental buildings development” in residential neighbourhoods across the city.

Not to mention which, should Council approve the staff report, there would be NO community consultation and no option for residents to address Council on future rental projects approved by staff for construction in their neighbourhood.

In the report currently before Vancouver City Council, our elected representatives not only have to digest all 348 densely-packed pages of the report, and make some sense of the lengthy document and what it portends for the city going forward, but vote on the most significant change to zoning — a mass rezoning of 16 of our city’s 22 neighbourhoods, sans much in the way of any palpable, informed input from residents now, or more particularly, in the future — Vancouver has ever witnessed.

Take a look at the graphic above. The city’s Planning Department envisions, and recommends to the members of Vancouver City Council, the approval of three to six storey apartment-style buildings along arterials in 16 of Vancouver’s 22 neighbourhoods — as well as, three and four storey townhouses and apartment buildings along residential streets one block away from the arterials.

All in the name of what? Greed? A “gentle densification” of our city that will make living in Vancouver more affordable for families — is that the goal of The Plan?

In his substack article titled Rental—Streamlining or Steamrolling? , architect Brian Palmquist writes …

More than a generation ago, anything more than single family homes in the RS districts of the city, which are much of this report’s focus, was forbidden. Basement suites were illegal and their closure was vigorously enforced by city staff — laneway houses as we now know them were nonexistent.

Fast forward to this report, where the same staff who impose burden after burden on even the simplest laneway rental home are proposing that RS homeowners solve the affordable housing shortage largely caused by staff’s work pace and fee demands, by accepting a massive up zoning affecting 16 of Vancouver’s 22 neighbourhoods — the other 6 are already subject to special, as-yet not revealed zoning such as the Broadway Plan and the Vancouver Plan.

Speakers presenting to Council may talk about various of the negative impacts of these proposals as they sit before you. As for me, I consider the proposal before you to be not so much streamlining as steamrolling.

VanRamblings presents the columns written by Patrick Condon and Brian Palmquist as edification on the Streamlining Rental Around Local Shopping Areas report before Vancouver City Council, and currently up for debate.

The key questions: Vancouver. A city for whom? Benefiting whose interests?

[Disclaimer. VanRamblings acknowledges that the members of Vancouver City Council are hard-working, dedicated public servants, who mean well for our city, and approach the very difficult work in which they engage each day with principle and integrity.  VanRamblings’ rhetoric is meant only as a ‘shot across the bow’, a reminder to our elected representatives that it is us who they were elected to represent, not the special interests who whisper, almost constantly, into their ears.]