Public Hearing – November 14th, 2023 – 6:00pm
In a week where city council will explore whether to create more homes near parks, under-capacity schools, city-owned lands, and even in Shaughnessy, the biggest news came from Victoria. By now, most British Columbians probably know about the new provincial legislation to allow buildings of up to 20 floors near rapid transit stations, and 12 storeys around bus exchanges. The question is how will that impact this Tuesday’s public hearing, and the answer begins with Item #1.
With only a single person opposed to this four floor strata building, the idea that it could grow to twice its current size probably won’t upset many people. Item #2 has seen a similar level of disinterest, yet it’s doubtful this six floor rental building’s proximity to Translink’s trolleybus maintenance centre in Marpole is going to garner any leeway. As for Item #3, it doesn’t need any help, as this 12 floor rental building has silenced any and all criticism.
Its location between two similarly-sized rental buildings under construction near Waterfront Station probably has a lot to do with that feat. Item #4 will also soon have plenty of neighbours as this 12 floor moderate income rental building straddles the Broadway Plan’s southern edge, where 25 storey buildings are envisioned (pg 222-223). Flyers posted along Fraser Street hint some existing residents feel this proposal, the first of any kind submitted in 2023 to reach this point, has gone too far too fast.
Backlash Expectations
Item #1 – 5515-5525 Elizabeth St – Very Low
Few people are interested in a four floor building in the Cambie Corridor
Item #2 – 1510 West 71st Ave and 8733 Granville St – Very Low
It’s comprised of a lone individual’s struggle to find parking
Item #3 – 430-440 West Pender St – Very Low
There hasn’t been any opposition so far
Item #4 – 3231-3245 Fraser St and 675 East 17th Ave – Moderate
Even a basic flyer campaign should always be taken seriously
Item #1 – 5515-5525 Elizabeth St – Very Low
What is it?:
As envisioned by the Cambie Corridor Plan, this is a four floor building with 27 strata homes, six of which have lock-off suites that can be rented out, or used by visiting family members. It’s significantly smaller than the 12 floor building that the recently announced provincial legislation would allow for.
Where is it?:
Here, less than a 10 minute walk from Oakridge Centre, and down the hill from Queen Elizabeth Park.
What will it contribute to the community?:
It will pay ~$1.55 million towards the Cambie Corridor Public Benefits Strategy, and another ~$1.08 million levy to provide for civic infrastructure, like adding sidewalks on West 39th Avenue (pg 7).
What has changed since it was first proposed?
To meet its conditions of approval, it will need to add more trees, trellises, and green space along the way to soften its appearance for the neighbouring single-family homes. (pg 13)
What was the open house like?:
Like a sad party, almost 1,000 notice cards were mailed out about this virtual event, and nobody bothered to come out (pg 29), which is pretty typical for this neighbourhood.
What are its strengths?:
Aside from being next to Queen Elizabeth Park, its has a really large rooftop amenity space which means residents won’t even have to leave home to have a nice, relaxing evening outdoors.
What are its weaknesses?:
If this is built, it’s going to look very out of place as the newly announced Transit-Oriented Development Areas (TOD Areas) legislation will permit 12 floor buildings all along this street.
What is the opposition like?:
They say everyone is a critic, however only one person feels this building is too big to be in keeping with the style of their neighbourhood (pg 29-30).
Want to speak up?:
You can submit your comments using this online form, or register to speak by phone, or in-person here.
Item #2 – 1510 West 71st Ave and 8733 Granville St – Very Low
What is it?:
This six floor building will have retail stores or restaurants on the ground floor, with 74 market rental homes above, as prescribed by the Marpole Community Plan.
Where is it?:
Here, at the south end of the Marpole Village, it’s a short 5 minute walk to the local Safeway, and even closer to the Arbutus Greenway alongside William Mackie Park.
What will it contribute to the community?:
It will add ~$750,000 towards the Marpole Public Benefits Strategy, and another ~$1.9 million fee will be used to upgrade city facilities, like the nearby parks (pg 9).
What has changed since it was first proposed?
To satisfy city staff it will have to make life better for its residents by including a larger amenity space with real grass, and improve the appearance of its northeast corner by losing that large fin (pg 13-16).
What was the open house like?:
The only activity during this online session came from someone who wanted to know why more parking stalls weren’t included.
What are its strengths?:
The new stores, and wider sidewalk will make a very unpleasant section of Granville Street feel more comfortable to walk along, and boost the local Business Improvement Association.
What are its weaknesses?:
Not every building needs to be a work of art, which is good as this one currently looks really plain and boring.
What is the opposition like?:
Given the response to the open house, you won’t be surprised to learn that the only complaint was that not enough vehicle parking stalls were included (pg 3).
Want to speak up?:
You can submit your comments using this online form, or register to speak by phone, or in-person here.
Item #3 – 430-440 West Pender St – Very Low
What is it?:
This 12 floor building will include 80 market rental homes, in between ground-level retail stores, and an artist space on the roof. It also preserves, and incorporates the facades of both the Tiedemann Block and Drier Block.
Where is it?:
Here, less than a 10 minute walk from Waterfront Station, and on the same block as Cathedral Square, it’s book-ended by two rental buildings that are under construction.
What will it contribute to the community?:
The Vancouver Heritage Commission praised the heritage retention, artists will enjoy the new cultural space, and of course there will be a ~$1.8 million fee paid to the city (pg 14) to improve its facilities.
What has changed since it was first proposed?
City staff are asking for cladding materials that fit in better with the area’s historic character, though their demand to include more balconies seems to conflict with that goal (pg 20-22).
What was the open house like?:
There were no questions asked at this virtual event, which makes sense since no one has expressed any opposition to it either.
What are its strengths?:
A sizable rooftop amenity is a godsend in Downtown, and Hannah has always had a fondness for sidewalk prisms.
What are its weaknesses?:
Locating the artist space on the top floors means the elevators are probably going to get pretty banged up.
What is the opposition like?:
It doesn’t exist (pg 67).
Want to speak up?:
You can submit your comments using this online form, or register to speak by phone, or in-person here.
Item #4 – 3231-3245 Fraser St and 675 East 17th Ave – Moderate
What is it?:
With 90 market rental, and 20 moderate income rental homes above a level of retail space, this 14 floor building hopes to join the Moderate Income Rental Housing Pilot Program’s few success stories.
Where is it?:
Here, across from Bells & Whistles on Fraser Street, just south of Kingsway, it’s a five minute walk to Robson Park.
What will it contribute to the community?:
Aside from the homes for households with annual incomes of ~$30,000-$80,000, a ~$1.8 million fee with be paid to upgrade city-owned infrastructure, like improving the nearby parks (pg 14).
What has changed since it was first proposed?
Before the public even had a chance to weigh in, senior city staff demanded the elimination of 500 sq. ft. of living space from every floor, and lowered the podium’s height by two floors.
What was the open house like?:
Aside from user Zoe1 who asked over 30% of the 23 questions at this virtual event, and seemed pretty upset, most of the questions were either about parking, or how to rent one of these homes. In contrast, our experience at the pre-application meeting was uneventful, aside from a soggy shoe.
What are its strengths?:
It brings some life back to a corner that has sat vacant for five years, and that splash of red adds some vibrancy to the skyline too.
What are its weaknesses?:
We’re not sure why city staff have insisted on the shorter podium, as even the Urban Design Panel thought six floors would have looked a lot better (pg 3).
What is the opposition like?:
Those who have written city council acknowledge these homes are badly needed, but believe the lack of street parking is a bigger crisis. Other anonymous commentators are more concerned that this will negatively impact the fabric of their neighbourhood and their property values (pg 50).
Want to speak up?:
You can submit your comments using this online form, or register to speak by phone, or in-person here.
City Duo 
Leave a comment