Broadway Plan goes to Council Wed. May 18!
Massive amounts of towers up to 40 storeys
The proposed Broadway Plan sets the scale of station area development at 40 storeys with up to 20 storeys in low density areas that are currently 2 – 4 storeys.
These precedents would affect development expectations at all stations, including an extension to UBC & Jericho Lands.
Please email and/or speak to Council to oppose this proposal for the Broadway Plan.
The Council meeting is Wednesday May 18 at 9:30 am!
What you can do:
1. Send an email to Council NOW and through the online form so it will be counted by staff. See contacts below. .
2. Sign up to speak to council at the hearing by phone: Numbers of speakers matters. It is easy to speak by phone. Each person has 5 minutes, but you do not have to speak that long. Even just to say one sentence is OK. Sign up to speak here: https://vancouver.ca/your-government/request-to-speak-at-meeting-form-2.aspx
Council Agenda: https://council.vancouver.ca/20220518/pspc20220518ag.htm
Council Report: https://council.vancouver.ca/20220518/documents/pspc1.pdf
Appendix A: https://council.vancouver.ca/20220518/documents/pspc1appendixA.PDF
Emails to Council : email@example.com; CLRboyle@vancouver.ca; CLRbligh@vancouver.ca; CLRcarr@vancouver.ca; CLRhardwick@vancouver.ca; CLRdominato@vancouver.ca; CLRdegenova@vancouver.ca; CLRfry@vancouver.ca; CLRkirbyfirstname.lastname@example.org; CLRswanson@vancouver.ca; CLRwiebe@vancouver.ca
AND submit through the online form so staff count it:
Broadway Plan Background:
The Plan covers 16th Ave. to 1st Ave., Mt. Pleasant, Fairview, South Granville and part of Kitsilano to Vine St.
Plus it affects Grandview to Commercial Dr. that is following similar typologies.
Also the station area currently in planning at Renfrew Station.
Base Housing Typologies:
- Centres – Station Areas 30-40 storeys
- Centres – Shoulder Areas 20-30 storeys
- Villages – 4-6 storeys
- Residential – Existing Apartment Areas (currently 3-4 storeys) up to 20 storeys
- Residential – Existing Low Density (Existing RT zones character house retention with multiple suites/infill) 6-18 storeys
- Industrial Employment – Allows towers, unspecified
If the subway extension to UBC is approved, these kinds of typologies are likely to be extended throughout Kitsilano and West Point Grey, with Jericho Lands as a station area development typology.
Points to Consider:
- Will create a concrete jungle with a canyon down Broadway. Think of downtown Georgia St.
- Towers are the least affordable, sustainable and livable form of development, and not required to meet population growth.
- Speculatively inflate land values and rents throughout the areas decades ahead of redevelopment that displaces renters and homeowners alike.
- Proposed renter protections will not work because most renters will be displaced or priced out well in advance of any redevelopment applications being submitted when the rental protections would apply.
- The city and province using fees from tower development as a cash cow that adds to the costs of housing.
- New units to own or rent more expensive and smaller than the older units being demolished, not suitable for families.
- Towers are the least sustainable form of development, adding to the embodied GHGs in both the towers and related infrastructure as well as the highest amount of operating energy according to BC Hydro
- Lack of servicing and community amenities for the increased development and population, that development fees will not cover so require more property taxes and capital funding.
- Towers will shadow parks all the way to the waterfront.
- Not justified by census data – City of Vancouver on average population increase is 1% per year
- The Broadway Plan alone could amount to about 81% of the City’s population growth over the next 30 years in 7% of the City’s landmass.
- Major growth corridors are an American model for large sprawling cities, not pre-war transit oriented cities like Vancouver that were designed for the streetcar system with all areas walkable to an arterial. We just need more electric bus service throughout the arterial grid.
- All of the transit investment for many generations is being put into only a few expensive development oriented corridors instead of providing more affordable transit across the city and region.
3D images of Broadway Plan
City Hall Rally Media:
Murphy Interview CKNW
Subway to UBC – Towers Everywhere!
City Council to consider on Tues. March 29, 2022
There is no funding or business case or regional priority for a subway to UBC.
The request for City Council endorsement at this premature stage is to allow land use planning for tower development around the proposed station areas.
This is about tower development not transportation.
The City’s Broadway Plan proposes towers throughout without any meaningful neighbourhood planning.
Tower development will likely be eventually extended throughout Kitsilano and West Point Grey, especially on the Jericho Lands, if the subway to UBC is approved. The City vote is a further step in that direction.
The Broadway Plan covers 16th Ave. to 1st Ave., Arbutus St. (Vine) to Clark Dr., covering parts of Kitsilano, South Granville, Fairview, and Mt. Pleasant. The Broadway Corridor also extends east to Commercial Dr.
If the subway is eventually approved and funded to extend to UBC, expect this kind of plan to also be extended to cover the rest of Kitsilano and all of West Point Grey.
What you can do:
1. Send an email to Council NOW: email to Councillors individually and through the online form so it will be counted by staff.
- Emails to Council : email@example.com; CLRboyle@vancouver.ca; CLRbligh@vancouver.ca; CLRcarr@vancouver.ca; CLRhardwick@vancouver.ca; CLRdominato@vancouver.ca; CLRdegenova@vancouver.ca; CLRfry@vancouver.ca; CLRkirbyfirstname.lastname@example.org; CLRswanson@vancouver.ca; CLRwiebe@vancouver.ca
- AND submit through the online form so it is counted by staff: https://vancouver.ca/your-government/contact-council.aspx
2. Sign up before 8:30 am Tues. March 29 to speak to Council at the meeting by phone: Numbers of speakers matters. It is easy to speak by phone. Each person has 5 minutes, but you do not have to speak that long. Even just to say one sentence is OK. The numbers of speakers is just as important as emails. Sign up to speak here: https://vancouver.ca/your-government/request-to-speak-at-meeting-form-1.aspx
Council Agenda: https://council.vancouver.ca/20220329/regu20220329ag.htm
Issues to Consider:
City approval of subway station locations could be included as part of Vancouver Plan:
- If these station locations become part of the Vancouver Plan, the development on and around the stations would also be part of the City’s Official Development Plan (ODP)
- If the province approves their proposed legislation this fall, rezonings of projects in an ODP could be approved without a public hearing
A proposed station at Jericho Lands instead of WPG Village 10th Ave. & Sasamat St.:
- Bypassing WPG Village would further undermine the existing struggling neighbourhood centre and is in conflict with the WPG Community Vision
- A station at Jericho Lands would mean even more towers than currently proposed in order to raise CACs to pay for a station
There is currently no business case for a subway extension to UBC:
- It is not a regional priority and there is no funding
- The kind of tower development that goes with subways is not supported in Kits and WPG
- Data-based population growth projects do not require towers, only incremental 1% per year
- Promotes land speculation and inflated land values
- Jericho Lands towers would become a major part of the business case for the subway extension to UBC that could become required by the province to fund part of the subway and station since there is no current justification for a subway extension
Ridership needs to be re-evaluated:
- Post-COVID impacts of work and school from home part-time has not been considered
- UBC is building a new satellite campus in Surrey, possibly more throughout the region in the future
- Most UBC ridership is on subsidized U-passes that have limited funding for operations
- Lack of funding would mean cuts to the broader transit system, as is typical in all subways, but more so for UBC
- With density increases approved throughout the city grid, transit demand will be going up citywide
The Broadway Plan includes major towers, which likely would also be eventually extended to UBC:
- Allowing 6 to 18 storey towers in low density RT/RS zones
- Undermines character and heritage building retention incentives
- Allowing up to 20 storeys in existing walk-up 3-4 storey apartment zones
- Allowing up to 40 storeys near stations and broadly around the area
General lack of planning principles in the Broadway Plan and expect the same for a UBC extension:
- No meaningful neighbourhood-based planning process
- No proper planning for impacts of scale, parking, & infrastructure
- Impacts the major view cones, shadowing parks
- Development fees only cover a small amount of actual costs of infrastructure and amenities, so property taxes cover the rest and will increase
- Will displace existing more affordable rentals
- No meaningful affordability measures as claimed
- The City already has more development approved than required to meet future growth, so there is time to plan properly in each neighbourhood
- The proposal provides much more development than what can be justified to meet future growth
Lack of meaningful public consultation:
- There has been no meaningful public consultation on a subway extension to UBC
- The TransLink process has been flawed and biased, without people being properly informed on the issue or most people who are affected by this even aware of it
It is entirely premature to be considering station locations for development planning purposes prior to a business case being made for a subway extension to UBC, proper evaluation of actual ridership completed, or any meaningful public consultation.
Please email the City and sign up to speak to Council
before March 29, 2022 at 8:30 am
Jericho Lands Phase 3 Plan Proposals
The proposed options for the Phase 3 of the Jericho Lands planning process was release in October 2021.The Jericho Lands Working Group and the community were taken aback by the proposals, the scale of which had not previously been disclosed by the City or applicant developers MST Developments.
The following is the letter sent 2021-11-26 by the WPGRA in response to the proposals.
WPGRA – Jericho Letter to City-2021-11-26
City of Vancouver Documents: https://shapeyourcity.ca/Jericho-lands
Phase 3 Kick-off Event: https://syc.vancouver.ca/projects/jericho-lands/jericho-lands-phase-3-kick-off-event.pdf
CityHallWatch – Jericho Lands Proposal Oct.28-2021 & Jericho Lands Model Nov.3, 2021 https://cityhallwatch.wordpress.com/2021/10/28/palmquist-jericho-high-low-highest-what/ https://cityhallwatch.wordpress.com/2021/11/11/jericho-lands-model/
Vancouver Sun and Province: https://elizabethmurphyblog.wordpress.com/2021/10/30/citywide-rezonings/
Rental Rezoning Program Passed by Council December 14, 2021
- RS Zones – Single Detached:
- 6 Storey apartment buildings on arterials with
- 4 – 5 storeys off arterials (+ roof amenities up to 6 levels)
- C2 shopping districts rezoned to 6 storeys for rentals
The city-wide rezoning policy that will affect West Point Grey was passed by Council 10:1, with only Clr. Colleen Hardwick of TEAM for a Livable Vancouver in opposition.
It is an expansion from the previous rezoning policy that will now pre-approve rezoning schedules that will be implemented through a new rental only legislation. This means that the rezonings will be much more frequent and allow for full block assemblies, even off arterials. Recently proposed provincial changes to legislation may mean no future public hearings required for spot rezonings that are consistent with policy plans or OCPs
Report for Public Hearing: https://council.vancouver.ca/20211005/documents/spec1.pdf
Public Hearing Agenda Tues. Nov.2, 4, and 9, 2021: https://council.vancouver.ca/20211102/phea20211102ag.htm
Final Council Debate and Decision Nov.16 and Dec.14, 2021 https://council.vancouver.ca/20211116/regu20211116ag.htm
Eligibility Map: https://vancouver.ca/files/cov/streamlining-rental-summary.pdf
What you can do:
Sign the Petition: https://www.change.org/p/city-of-vancouver-council-officials-our-communities-our-plans-99961c91-4a17-497d-86c8-b385b3c0f315
See WPGRA Rental Rezoning Flyer.
Some of the many problems with this proposal are:
- The public hearing combines two different types of rezonings, the amendments to C2 zoning schedules and the new rental rezoning schedules and policy areas, which makes this very confusing to the public.
- No mailed notification of affected properties for the public hearing so most people do not know this is happening.
- Vancouver Plan basic planning is yet to be done regarding data and calibrating the Vancouver Housing Targets.
- No meaningful consultation with residents while targeting special interests.
- No neighbourhood-based planning, just arbitrarily imposed across the city without context
- Proposed removal of Parking Bylaw minimum onsite parking requirements for new development means these projects will flood the surrounding area with vehicles and have no place for vehicle charging.
- Loss of character houses and rental suites to demolition
- Heritage buildings not exempted
- The map that shows areas affected by the policy is symbolic only and it is confusing as to what properties are included or not
- There has been no notification given to the properties that would be affected
- Overrides Community Plans and Community Visions
- Out of scale for the surrounding area at 6 storeys on arterials and 4 – 5 storeys off arterials (+ amenity roof & mechanical, physically 6 levels)
- Will block public and private views
- Allows up to full block assemblies for apartment buildings
- Spot rezoning in RS detached houses that will overshadow adjacent area
- Reduced front yard and rear yard, much larger footprint that shadows adjacent lots yards
- The city is giving away too much for too little benefits – waiving of DCL & CAC fees
- Lower or no onsite parking requirements and mostly unaffordable market rents
- The proposal also allows 6 storeys in C2 commercial zones (+ amenity roof & mechanical)
- Huge height and density increases to 6 storeys + with only 20% of units more affordable than market rates.
- Expansion of the commercial districts in competition with already ailing neighbourhood shopping areas. The last thing the merchants and residents need, given the sorry state of the neighbourhood shopping areas, is more commercial floor space supply. WPG has about a 30% commercial vacancy rate plus a very large site yet to be redeveloped- the Safeway site, which will include a significant amount of commercial space.
Affected Areas In West Pt. Grey: The updated eligibility map remains ambiguous in certain locations, despite our attempts to gain clarification from staff. Our best general interpretation of the currently information available is as follows. There are many aspects of eligibility areas that are not clear on the map. This below is not a complete list.
6 storey apartment buildings (+ levels for roof amenities & mechanical exempted) to be permitted on:
- 4th Avenue (north side) from Alma to Wallace St; (south side) from Alma to Highbury St.
- 10th Avenue (both sides) from Alma to Blanca St.
- 16th Avenue (both sides) from Alma to Wallace St.
- Alma Street (both sides) from 4th Ave to 16th Ave. (except RT7 exempted east side of Alma St. 4th Ave. to 8th Ave.)
- 3600 block of West 13th (south side)
- Alma/Dunbar – from west to east: 2902 Alma (quiet part), 3680 West 13th, 3668 West 13th, 3650 West 13th and 2935 Dunbar Diversion (busy part of Dunbar- faces NE)
- Immediately across the lane from the north side of West 13th (face the Dunbar Diversion) and then at the north end of this block, they face Alma. These include addresses 3707 West 13th, then 4 houses with Alma addresses going north to 3704 West 12th.
- North of that block, between West 11th and 12th, (block of houses that face Alma)
- 3600 blocks of West 14th and West 15th (both sides)
4 to 5 storey apartment buildings (+ levels for roof amenities & mechanical exempted) to be permitted on:
- 3rd Avenue (south side) from Alma to Wallace St.
- 5th Avenue (north side) from Alma to Highbury St.
- 9th Avenue (south side) from Courtenay to Blanca St.
- 11th Avenue (north side) from Alma to Blanca
- 15th Avenue (south side) from Alma to Wallace St.
- Highbury (west side) from the northeast corner of Highbury and 13th north at least to 4th Ave
- 3700 block of West 13th (north side)
- 3700 block West 12th (both sides)
- 3700 block West 11th (north and south sides).
Jericho Lands Planning Update:
New information & request for response
The City has now posted the Site Analysis Panels for the Jericho Lands Project on their website. These panels summarize the history and the physical and locational attributes of the site, not future plans for density and housing types.
It is important to give your comments on this early-stage work.
You can comment on these panels until March 12, 2021.
Registration through the City of Vancouver “Shape Your City” is required, but if you are currently receiving emails from the city about these Jericho Land panels and survey, then you are already registered. Once registered, you will receive information directly from the City about upcoming public feedback opportunities for Jericho Lands.
Here are some relevant links:
Jericho Hostel – Proposed Homeless Shelter Not Proceeding
Update February 22, 2021: WPGRA has been in ongoing discussions with the City about the proposal to use the Jericho Hostel as a shelter. The following message was received on February 22, 2021 that said the proposed shelter would not be proceeding.
Senior City officials state:
- “As promised, I am following up on your previous inquiry regarding the proposed use of the Jericho HI Hostel as a shelter. As you know, in October 2020, Council directed City staff to explore the possibility of using the Jericho Hi Hostel as a shelter to support the City’s emergency response to homelessness. After touring the space and consulting with BC Housing and potential operators, the decision has been made to not activate this space as a shelter.The City and its partners believe that due to the location of the building, the Jericho Hi Hostel would not be a suitable space due to lack of access to transit and services, and that the age and design of the building mean that it would be inaccessible for people with mobility issues.The City remains committed to working with the Province to activate other locations across Vancouver that will provide warm, safe spaces for people who are experiencing homelessness. If you have any further questions regarding this work please let me know.”
We have replied back to the city staff, thanking them for letting us know, and acknowledging how important this work is to house and care for the homeless, with their many complex needs. We have sent our best wishes to staff in this difficult essential task.
As we get further information we will update the community. Thanks for your letters and interest in this important community issue.
With respect to West Point Grey Residents Association’s views on the City’s proposal to convert the Jericho Hostel to a shelter for the homeless, please see below.
Update December 16, 2020 – WPGRA has been in ongoing discussions with the City and recently had more clarification. Also, there have been a number of media reports, some of which are not accurate. The following is a summary of what we know so far. We will be updating the community as we receive more information.
WPGRA has consistently taken the position that homelessness needs to be addressed and vulnerable people need to receive the services they require. However, the Jericho Hostel does not meet the City’s location criteria, as noted in our letters below, and there are no nearby services or transit for the homeless. We also are concerned about the precedent of using Park Board land for housing. The parks and recreation system are critically important for the city, particularly during COVID and as the city increases density over time.
The following is what we are hearing from lead City staff on the Jericho Hostel.
- The City intends to shelter up to 40 people who can live relatively independently given the limited services at Jericho. Local area homeless will be given priority.
- The City will not be using Jericho Hostel as the location for decampment of Strathcona Park.
- Jericho will increase the City’s overall capacity in the shelter system so that they can create the spaces needed for the people in the Strathcona Park encampment.
- Council asked staff to consider the adjacency issues and also directed staff to continue moving forward with the Jericho Hostel pending provincial operating funding.
- Should the Province provide funding, staff will ensure that an experienced non-profit operator is selected to manage the building.
- Staff will hold an information session with the local community prior to activating the site and will seek feedback on the Operations Management Plan. There have been numerous requests by WPGRA for a community meeting or consultation prior to decisions being made.
- The objective is to bring people inside to improve their health and well being, and thereby create a benefit to the broader community.
- Staff will work with the operator, Parks Board, VPD and community residents and businesses to ensure the shelter is well integrated into the community. The Operations Management Plan will be shared with Council.
- The City is negotiating a lease for the Jericho Hostel for up to 19 months, after which it is intended to be turned back over to Hostel International.
We continue to wait for more information and clarity from the city since much of the above is qualified.
October 13, 2020 – City Council has identified the Jericho Hostel in West Point Grey’s Locarno Beach Park as a potential homeless shelter for relocation of Strathcona Park homeless camp when it does not meet the Council approved criteria.
Council directed that: “Shelter(s) location(s) consider appropriate proximities of 300 meters to sensitive adjacencies like schools, daycares, parks, playing fields, or community centres;”.
However, Part A3 of the Motion simultaneously identifies the Jericho Hostel as one of two prospective shelters to be “pursued”.
Another valid concern is that there are no services for the homeless in the area. No food, supports, or transit. The homeless legitimately have very high social service needs that are not available.
See the map below that shows the Jericho Hostel clearly doesn’t meet the criteria.
WPGRA has written 3 letters to Council and Park Board: See links below.
- Oct. 13, 2020 WPGRA letter to City Council cc Park Board for reference HERE
- Nov. 10, 2020 WPGRA letter to Park Board cc City staff for reference HERE
- Nov. 22, 2020 WPGRA letter to Clr. Pete Fry cc City Council & Park Board HERE
Submit comments to Council by copying or attaching a pdf through the City’s online form so that staff count it HERE.
Also Email to Council: email@example.com, firstname.lastname@example.org, email@example.com, firstname.lastname@example.org, email@example.com, firstname.lastname@example.org, CLRkirbyemail@example.com, firstname.lastname@example.org, email@example.com, firstname.lastname@example.org, email@example.com,
CC to Park Board: Camil.Dumont@vancouver.ca, Tricia.Barker@vancouver.ca, firstname.lastname@example.org, Dave.Demers@vancouver.ca, Gwen.Giesbrecht@vancouver.ca, John.Irwin@vancouver.ca, email@example.com, PBcommissioners@vancouver.ca
Tower @ Alma & Broadway – Public Hearing Tues. Oct. 27-29, 2020
The rezoning application has only changed from the left to the right. Nothing meaningful.
The public hearing for the tower at Alma & Broadway was Oct. 27-29, 2020.
The results of the final Council vote was that the tower was approved HERE
For the final record of correspondence see HERE and Oct. 29 Agenda HERE
For reference see the WPGRA letter HERE
CD-1 Rezoning: 3701-3743 West Broadway at Alma St.
Our concerns were generally as follows:
The current rezoning application of 172 ft., 14 storeys, and 5.3 FSR is not appropriate for this site. Instead, the previous 2015 rezoning application (that is now on hold) for 100 % secured rental housing in a 6 storey building on this site should be reconsidered HERE.
- doesn’t meet MIRHPP requirements for neighbourhood context or policy direction;
- grossly oversized building form that is too large in height and FSR;
- 161 is too many units without enough parking at only 27 spaces;
- poor design that is out of context with neighbourhood character;
- in conflict with the West Point Grey Community Vision;
- sets a huge precedent while other adjacent planning is in process such as the Jericho Lands and during the Interim Rezoning Policy for WPG and Kitsilano;
- major precedent for the area of WPG and Kitsilano;
- public feedback not reflected in only minor revisions;
- the previous 6 storey rental application was a better fit for the site and neighbourhood;
- the developer makes windfall profits on 14 storeys that is not justified or appropriate.
Petition: “No Tower @ Alma & Broadway” https://www.change.org/p/city-of-vancouver-officials-no-tower-alma-broadway-8a0720b9-c539-4a06-9f05-012b581f259d
- WPGRA letter HERE.
- Public Hearing Agenda Oct. 27 HERE
- Rezoning Report HERE
- Project Data HERE
- Rezoning Application City Webpage HERE
- Previous 6 storey Application (on hold) HERE
Public Hearing: Regulation Redesign Zoning Changes City-wide
The is a major Public Hearing June 25, 2020 at 6 pm.
Coalition of Vancouver Neighbourhoods (CVN) letter HERE for more information.
CityHallWatch Post is HERE
West Point Grey Residents Association sent the following letter to City Council HERE
Electronic Public Hearings During COVID-19 Emergency
On April 14, City Council will consider changes to the meeting schedule that would have Public Hearings proceed during the the COVID-19 pandemic. These would be electronic virtual Public Hearings, the first of their kind, and inconsistent with the requirements under the Vancouver Charter.
WPGRA has sent a letter to Council on the matter here.
The general text in the letter is as follows:
The West Point Grey Residents Association acknowledges the need for special powers to permit the City to respond effectively to the COVID-19 emergency. We understand that City Council meetings are currently being convened electronically to enable appropriate physical distancing. However, in the absence of open and unfettered public participation, as envisioned through the Vancouver Charter, we are concerned that the scope of these meetings could stray too far beyond this emergency.
We draw your attention to the Coalition of Vancouver Neighbourhoods’ letter to you dated April 5, 2020 expressing such concerns. We share these concerns.
CVN letter April 5, 2020: https://coalitionvan.org/posts/cvn-letter-5-april-2020/
Regarding the City’s proposal to proceed now with Public Hearings having no connection to the COVID-19 emergency, we urge Council not to approve the Public Hearing date changes as proposed in the April 14 agenda, item 1, for the first electronic Public Hearing to be May 5. Instead, please cancel all Public Hearings until after May 31, or when the Provincial restrictions on public assembly are lifted to allow for full public participation as required under the Vancouver Charter.
CityHallWatch: City staff are proposing an immediate shift to ‘electronic’ Public Hearings: Illegal under the Vancouver Charter, opportunistic under COVID-19 emergency. Just say no!
Coalition of Vancouver Neighbourhoods (CVN) Letter dated April 13: Democracy and remote Public Hearings during COVID-19 emergency
Rental Apartment Zoning City-wide
Comments to City Until April 3, 2020
The City is asking for comments on a new rental rezoning policy for apartment buildings that allows 6 storeys in C2 zones,
5 or 6 storeys on arterials and 4 storeys on side streets.
For WPG that is on:
- 10th Ave. + adjacent side streets ( Both sides of 9th Ave. – 11th Ave.)
- Alma to Highbury, 4th Ave. to 16th Ave.
- 16th Ave. Alma St. to Lord Byng Highschool (Both sides of 15th Ave. – 17th Ave.)
Comments to City:
Comments will be received from the city until tomorrow Friday April 3, 2020.
Note: WPGRA has asked for an extension on the deadline for comments to the City past April 3 since the city has yet to answer our questions in our letter as linked below and the challenges of COVID-19, but we encourage people to still send in comments of their concerns and to mention need for extension and answers to WPGRA questions.
a.) Read letter from WPGRA to City here
b.) Documents for open house and comment form rental tenure zoning: https://vancouver.ca/people-programs/new-measures-to-boost-rental-housing.aspx
c.) Send your comments to the City through the online form in the link above, and
d.) Send email comments directly to City staff and Council.
To: Dan Garrison firstname.lastname@example.org
Cc: email@example.com ; firstname.lastname@example.org ;
email@example.com; firstname.lastname@example.org; email@example.com; firstname.lastname@example.org; email@example.com; firstname.lastname@example.org; CLRkirbyemail@example.com; firstname.lastname@example.org; email@example.com; firstname.lastname@example.org; email@example.com;
Rezoning 3701-3743 West Broadway (at Alma St.)
This rezoning would set a huge precedent for West Point Grey & Kitsilano.
Community Actions Required!
1. Sign the petition: No Tower @ Alma & Broadway
2. Send an email to the City. See Below
3. Donations: Please donate on PayPal Donate button to the right.
(Note: if the petition asks for donations that goes to change.org, not to WPGRA.)
See the WPGRA Letter to City on Alma – Broadway for more information.
The City has received an application to rezone 3701-3743 West Broadway from RS-1 (single family dwelling) and C-2 (Commercial District) to CD-1 (Comprehensive Development) to allow for the development of a 14-storey mixed-use building including:
- a total of 153 secured rental units (with 20% of the residential floor area assigned to moderate income households);
- commercial uses at grade;
- a total floor space ratio (FSR) of 5.3;
- a total floor area of 11,537.4 sq. m (124,187.5 sq. ft.);
- a maximum height of 52.63 m (172.7 ft.) (equivalent to 17 storeys)*; and
- 53 underground parking stalls and 301 bike spaces.
General Concern: The current rezoning application of 172 ft., 14 storeys (effectively equivalent to 17 storeys), and 5.3 FSR is not appropriate for this site. Instead, the previous 2015 rezoning application (that is now on hold) for 100 % secured rental housing in a 6 storey building on this site should be reconsidered.
Recent precedents along West Broadway (e.g. the 6 storey Parthenon building at Balaclava Street) for secured rental developments are a good model for a neighbourly scale and design, with appropriate setbacks for wide sidewalks and outdoor seating.
Send emails to the City: A short email, even if just a line or two, makes a difference.
To: firstname.lastname@example.org; email@example.com
CC: firstname.lastname@example.org; email@example.com; firstname.lastname@example.org; email@example.com; firstname.lastname@example.org; email@example.com; CLRkirbyfirstname.lastname@example.org; email@example.com; firstname.lastname@example.org; email@example.com; firstname.lastname@example.org; email@example.com
Re: Rezoning Application 3701-3743 West Broadway (at Alma St.)
Please describe your concerns, that should start with if you are opposed or support the project and any further points. It can be any length from one line to as long as you choose.
See the WPGRA Letter to City on Alma – Broadway for more information.
WPGRA Letter to City Council on Interim Rezoning Policy
for West Point Grey & Kitsilano
Link to letter: WPGRA -Kits-WPG Interim Rezoning Policy-April-23-2019
Meeting Report and Presentations:
West Point Grey Residents’ Association
Community Meeting on the
Jericho Lands & Subway extension to UBC
When: Thursday, April 11, 2019 at 7:00 pm
Where: Jericho Hill Gym (4180 West 4th Ave)
Community organized meeting to inform on the issues
- Deana Grinnell, Vice President Real Estate, Canada Lands Company
- Zak Bennet, Planner, City of Vancouver
- Elizabeth Murphy, presenting on Jericho Lands & UBC Subway
- UBC Professor Patrick Condon, James Taylor Chair in Landscape and Liveable Environments
- Larry Benge, Coalition of Vancouver Neighbourhoods
- The city initiated planning process for Jericho Lands is underway.
- An update on the results of WPGRA survey on Jericho Lands.
- An update on a proposed subway extension from Arbutus to UBC.
- City Motion to define Kits & WPG as a transit corridor planning area goes back to council before April 30. Find out how this could result in provincial/TransLink involvement in land use planning in Kits & WPG.
WPGRA sends a letter to Council regarding subway extension to UBC
January 27, 2019
City of Vancouver
Dear Mayor Stewart and Council,
Re: Rapid Transit from Arbutus Street to UBC – Meeting Jan.30, 2019
Appendix C: https://council.vancouver.ca/20190130/documents/pspc1-AppendixC.pdf
Agenda: Jan. 30, 2019 at 9:30 am – https://council.vancouver.ca/20190130/pspc20190130ag.htm
The West Point Grey Residents Association is opposed to the recommendations in the above reports and requests that Council receive the reports for information purposes only, not as policy.
As outlined in the letter from the Coalition of Vancouver Neighbourhoods (CVN), of which we are a member, we do not support the proposed Broadway subway, either to Arbutus or an extension to UBC. The CVN letter is linked below for reference.
In addition to the points made in the CVN letter, we are specifically concerned with the impact that a subway extension to UBC would have on the development in West Point Grey given that our entire neighbourhood would become a frequent transit development area.
This would mean substantial increased tower development at the Jericho Lands, West 10th Avenue, and across West Point Grey. We do not see this as sustainable or necessary to meet growth. It would only support the unaffordability driven by global capital.
The assumptions in the reports regarding ridership, growth projections and level of opposition/support are entirely inaccurate and are not fact-based.
There are more affordable transit options that would allow broader applications across the citywide arterial grid for electric trams and trolleys that would better serve the city at large, rather than putting all the transit funding for the next generation into only one unsustainable subway corridor.
West Point Grey Residents Association Board of Directors
Reference letter from Coalition of Vancouver Neighbourhoods
Civic Election 2018
WPG Candidates Meeting Tues. Sept. 25
For mayor and council candidates to answer questions
Location: WPG United Church @ 8th Ave. & Tolmie St.
Tues. Sept. 25 @ 7:00 pm
Please come and bring your neighbours!
Update on Public Hearing for citywide rezoning:
Thank you for sending your letters and speaking to council.
Council passed the rezoning for all RS, Including WPG.
There were 302 letters and +7000 petition opposed. 73 speakers.
They rezoned all RS (single detached) to duplex, allowing up to 4 units per lot. This includes 2 strata duplex units and 2 secondary suites or 2 lock off units (with waived onsite parking requirements). There has been no public consultation process and it undermines all neighbourhood-based planning, including the WPG Community Vision that council approved in 2010.
Sign the petition to save character houses:
If you have not signed already, please sign and pass it on.
Now over 7100 and growing! Need to make this an election issue.
Here are recent related articles in the Vancouver Sun:
Sept.1 – City’s high housing growth rate making homes less affordable
Aug.4 – Unprecedented zoning rush continues
July 2 – Vision doing ‘chainsaw massacre’ to city zoning without public consent
BC ‘School Tax’ Surcharge
May 27 WPGRA Town Hall Meeting: Thanks to MLA David Eby, the presenters, moderator, all who attended and the volunteers who made our event a success.
The Jericho Hill Gym was packed to capacity, including the upper balconies, at over 900 in attendance . With the exception of only a few people, the overwhelming opposition to this tax was clear. MLA David Eby committed to taking this message, including the proposed alternatives, back to the government and Minister of Finance, Carol James.
Main points often repeated by attendees:
Most cannot afford this tax.
Many cannot defer.
There are better options from the provincial tax base to cover needed revenue for schools rather than encroaching on the municipal tax base of property taxes.
The presentation by Elizabeth Murphy is here. BC Budget-Surtax-2018-Presentation
Georgia Straight: B.C. property surtax undermines cities and affordability
Business in Vancouver: Surtax undermines municipal tax base
Vancouver Sun: B.C. taxes need a ‘second look’
The BC Government has proposed a huge surtax onto property taxes for those assessed at over $3 million. It would substantially affect the City of Vancouver for both owners and renters, covering more properties over time.This would eventually affect everyone.
Be informed about this precedent and make your voice heard.
This is the letter sent to the province from the West Point Grey Residents Association and other information on the surtax below.
Sign the petition: Say no to new provincial surtax on property
Contact BC Province:
Send letters to Premier John Horgan and the BC government:
firstname.lastname@example.org ; email@example.com ; Carole.James.firstname.lastname@example.org ; FIN.email@example.com ; firstname.lastname@example.org ; email@example.com ; firstname.lastname@example.org
Canadian Property Taxes –
City of Vancouver currently has the highest property taxes in Canada
BC undermines municipal tax base and affordability
http://vancouversun.com/ opinion/op-ed/elizabeth- murphy-b-c-undermines- municipal-tax-base-and- affordability
‘School tax’ is confiscatory wealth tax on lifetime savers
NDP demonstrates irresponsibility and incompetence with new taxes http://theprovince.com/opinion/columnists/gordon-clark-ndp-demonstrates-irresponsibility-and-incompetence-with-new-taxes
Globe and Mail – Justine Hunter
The Province – Gordon Clark
Canadian Mortgage brokers Association of BC – Letter to Province
Click to access CMBAletter.pdf
Jonathan Rubenstein – Letter
David Eby, MLA, Vancouver-Point Grey Letter to constituents
B.C. Liberal Leader Andrew Wilkinson describes new school tax as a “dangerous precedent” Georgia Straight on April 26th, 2018
Andrew Wilkinson, MLA, Leader of the Opposition – Letter
BC Greens leader Andrew Weaver
Vaughn Palmer: Weaver says new housing taxes more cash cow than crisis solver
Vancouver Sun Published on: May 3, 2018
Scrap the Surtax – website
Contact BC Province:
Send letters to Premier John Horgan and the BC government:
email@example.com ; firstname.lastname@example.org ; Carole.James.email@example.com ; FIN.firstname.lastname@example.org ; email@example.com ; firstname.lastname@example.org ; email@example.com
Update on Jericho Lands:
The Jericho Lands planning process is currently underway. WPGRA will be updating the community as the process unfolds. The WPGRA Survey results are submitted to the city as part of the community input. Thank you.
Redevelopment of the Jericho Lands, which are an integral part of the West Point Grey (WPG) neighbourhood, has the potential to transform the local community. A City of Vancouver planning process for both provincial and federal portions (as shown below) is expected to get underway in coming months. Consistent with the WPG Community Vision, approved by the City of Vancouver in 2010, local residents need to give early input to guide the Jericho Lands planning process. The following survey is intended to help the West Point Grey Residents Association (WPGRA) represent local perspectives.
The Jericho Lands are shown outlined in white above. Both the provincial side (on the left) and the federal side (on the right) are under consideration for development planning.
Download Survey Form Here
Please note this is a file you can fill out on your computer. (requires Adobe Acrobat Reader)
Some browsers will display the file on your screen, but won’t let you fill it out. If this is the case for you then:
Download the file to your computer and then open it with Adobe Reader
When complete, save a copy and email it to us at firstname.lastname@example.org.
Question 3. Types of Dwellings for Jericho Lands
For descriptions of housing types continue here.