Experts say the fight over Vancouver’s Broadway program is a sign of the coming-BC

It takes months for the shovel to reach the ground, but Vancouver has a roadmap for the so-called “second downtown” redevelopment.

After six marathon meetings and comments from hundreds of residents, city council members voted 7-4 in favor of the Broadway program on Wednesday night.

The plan sets the basic rules for development in the 500-block area surrounding the new Broadway subway and predicts approximately 50,000 new residents over the next 30 years.

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Vancouver Council Approves Controversial 30-Year Broadway Plan

Up to 40-story towers can be built near the station, and 20-30-story towers can be built in several central or shoulder areas. The city aims to rent 65% of its construction, a quarter of which is below market prices.

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This plan proved to be controversial because of its large scale and central location.

But Andy Yan, a city planner and director of SFU’s urban program, said the fierce debate over Broadway planning is a sign of Vancouver’s future.

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Vancouver City Council Votes for Broadway Plan Approval

Vancouver City Council Votes for Broadway Plan Approval

“From this plan, we’ll see how tensions and how the city has changed,” Yang said. “We don’t have land that is easy to develop, and the land we leave is either currently occupied or has neighbors. The city of Vancouver’s development and change will be much more difficult. We need another level of leadership, not just what might be there, but a new level of leadership that deals with what is there. “

That “messiness” was evidenced by more than 20 amendments made to the Broadway program prior to approval, including what Mayor Kennedy Stewart called “Canada’s Strongest Tenant Protection.”

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The new lessor rules require developers in planned areas to find suitable alternative housing for their tenants before starting demolition.

You also need to allow tenants to return to the new building at the lower price, either the old rent or 20% lower than the city-wide average.

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Vancouver Tenant Union fears Broadway plans to evict peasants and lead to significant rent increases

On Thursday, Stewart described the plan as a “big win” for both the city and the renters.

“Almost 75% of new units coming out over 30 years are for renters, which is very important given their corridor jobs, healthcare jobs, education jobs, and healthcare jobs.” He said.

“I’m most happy with men. Many of these units are permanently below market rent. Therefore, if you’re paying the minimum wage, it’s currently installed for you. There is a unit that is. “

The plan was also modified to allow the tower in a section with a frontage of 30 meters (99 feet). This facilitates land assembly and limits the number of towers per block surface to three. ..

With another amendment, the city has promised to build a bike lane on Broadway suitable for all ages and abilities.

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Plan amendments have also instructed city officials to report in many areas, addressing concerns that many 50,000 new residents may wear city amenities.

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Hearing on Broadway redevelopment plan begins

Hearing on Broadway Redevelopment Plan Begins – May 18, 2022

Staff were ordered to report on new park and open space goals. They were also instructed to allocate more than 10% of the road space to non-car applications such as miniparks, food gardens and playgrounds.

They were also ordered to return in an operational review of the Vancouver Fire Rescue Service, “including immediate and future staffing needs and new or expanded fire department facilities,” given the potential for a population boom. ..

The plan was also amended to formally request the Ministry of Education to prioritize funding for new and expanded schools to accommodate the growing population of the corridors.

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When the plan officially came into effect, “I think it’s difficult for staff, and definitely for observers, to know what all the amendments are and the financial implications, but I think we’ll start redevelopment in September. Masu, “said the UBC economist.

“I think the point is that the council has done an imperfect job, but in reality it balances the need for a new home with the maintenance of nature and quality of life for people living near the planned area. I tried to take it. “

He said the area closest to the new subway station is likely to see the redevelopment first.

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Opponents of Broadway Plans Oppose “Concrete Canyon” at Vancouver City Hall

The plan was inconsistent with the character of the area, facing opposition from critics that the size of the tower would create a “concrete canyon”.

Others have warned that it will open the door to gentrification and land speculation.

Coun. Colleen Hardwick, who eventually voted against the plan, failed to bid to suspend the entire plan until the end of the next local election.

“It’s an increase in density that hasn’t been rationalized by the loss of affordable rents, the movement of people, and in fact the increase in population and employment,” she told the council.

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Should the Broadway Corridor be a high density zone?

Should the Broadway Corridor be a high density zone? – May 13, 2022

The plan also faces challenges from some lessees, including the Vancouver Tenant Union calling the new protection “insufficient” and lacking implementation timelines and enforcement details.

The Attorney General of British Columbia and the Minister of Housing believed that the protection of the city was feasible, and said the state was supporting them “as much as possible” through British Columbia housing.

“Many of these buildings are dilapidated and will be replaced, so you can protect your tenants, but you can’t protect them, and get a new, affordable unit. Is the goal, “he said.

The plan will be officially implemented on September 1st.

— Use files from Aaron McArthur

© 2022 Global News, a division of Corus Entertainment Inc.

Experts say the fight over Vancouver’s Broadway program is a sign of the coming-BC

Source link Experts say the fight over Vancouver’s Broadway program is a sign of the coming-BC

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