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426-428 W 14th Ave and 3015-3027 Yukon St rezoning application

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The City of Vancouver has received an application to rezone the subject site from RT-6 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 18-storey rental building and includes:

  • 134 units with 20% of the floor area for below-market rental units;
  • A floor space ratio (FSR) of 5.5; and
  • A building height of 60.5 m (197 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


Announcements

October 17, 2024

An updated shadow study is now available. This study replaces the previous version in the application booklet.




The City of Vancouver has received an application to rezone the subject site from RT-6 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 18-storey rental building and includes:

  • 134 units with 20% of the floor area for below-market rental units;
  • A floor space ratio (FSR) of 5.5; and
  • A building height of 60.5 m (197 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


Announcements

October 17, 2024

An updated shadow study is now available. This study replaces the previous version in the application booklet.




The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from October 2 to October 15, 2024. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share 1.What are the current below-market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 2.What minimum/maximum income is required to qualify for each unit size ? 3.What are the below-market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? 4.What are the current market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 5.What minimum/maximum income is required to qualify for each unit size ? 6.What are the market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? on Facebook Share 1.What are the current below-market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 2.What minimum/maximum income is required to qualify for each unit size ? 3.What are the below-market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? 4.What are the current market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 5.What minimum/maximum income is required to qualify for each unit size ? 6.What are the market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? on Twitter Share 1.What are the current below-market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 2.What minimum/maximum income is required to qualify for each unit size ? 3.What are the below-market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? 4.What are the current market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 5.What minimum/maximum income is required to qualify for each unit size ? 6.What are the market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? on Linkedin Email 1.What are the current below-market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 2.What minimum/maximum income is required to qualify for each unit size ? 3.What are the below-market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? 4.What are the current market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 5.What minimum/maximum income is required to qualify for each unit size ? 6.What are the market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? link

    1.What are the current below-market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 2.What minimum/maximum income is required to qualify for each unit size ? 3.What are the below-market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ? 4.What are the current market rental rates for studio / 1 Br / 2 BR / 3 BR in Vancouver ? 5.What minimum/maximum income is required to qualify for each unit size ? 6.What are the market rental rates for studio / 1 BR / 2 BR / 3 BR expected to be in 2026 ?

    AC66 asked about 1 month ago
    The current below market rental rates, calculated based on a 20 per cent discount to city-wide average market rents as published by CMHC in the fall 2023 Rental Market Report, are as follows:
    Studio: $1,223; 1-bedroom: $1,429; 2-bedroom: $1,969; 3-bedroom: $2,395

    The average household income served for the below market rental rates, calculated based on a 20 per cent discount to city-wide average market rents as published by CMHC in the fall 2023 Rental Market Report, are as follows:
    Studio: $48,928; 1-bedroom: $57,152 (; 2-bedroom: $78,752; 3-bedroom: $95,808

    Income qualification for BMR units is based on gross before tax household income. For new tenants, household income cannot exceed 4 times the annual rent for the unit (i.e. at least 25% of their gross income is spent on rent). The building operator will test existing tenants to ensure they continue to be eligible every 5 years after initial occupancy. For existing tenants, household income cannot exceed 5 times the annual rent for the unit (i.e. at least 20% of their gross income is spent on rent).

    The Average Market Rent in Newer Westside buildings are as follows:
    Studio: $1,902; 1-bedroom: $2,306; 2-bedroom: $3,372; 3-bedroom: $4,434         

    The average household income served for newer westside buildings are as follows:
    Studio: $76,080; 1-bedroom: $92,240; 2-bedroom: $134,880; 3-bedroom: $177,360

    We do not currently have statistics for 2026 as these stats are taken directly from Canada Mortgage and Housing Corporation and they currently do not have stats available for 2026.
  • Share The proposal calls for 20% below market value rentals in the building. When tenants leave these designated units, will the unit go back up to the current market value and then be dropped to 20% below that or will it stay at the lower rent the previous tenant payed for the unit? on Facebook Share The proposal calls for 20% below market value rentals in the building. When tenants leave these designated units, will the unit go back up to the current market value and then be dropped to 20% below that or will it stay at the lower rent the previous tenant payed for the unit? on Twitter Share The proposal calls for 20% below market value rentals in the building. When tenants leave these designated units, will the unit go back up to the current market value and then be dropped to 20% below that or will it stay at the lower rent the previous tenant payed for the unit? on Linkedin Email The proposal calls for 20% below market value rentals in the building. When tenants leave these designated units, will the unit go back up to the current market value and then be dropped to 20% below that or will it stay at the lower rent the previous tenant payed for the unit? link

    The proposal calls for 20% below market value rentals in the building. When tenants leave these designated units, will the unit go back up to the current market value and then be dropped to 20% below that or will it stay at the lower rent the previous tenant payed for the unit?

    KH7 asked about 1 month ago

    If the project is approved by City Council, starting rents for the below market units will be 20% less the city-wide average market rents at the time of initial occupancy. On unit turnover, rents in the below-market units may be reindexed to 20% less the city-wide average market rent by unit type current at the time of unit turnover.  

  • Share We need new housing, but we shouldn't do it on the back of existing neighbourhood residents. Destroying existing housing is unnecessary, wasteful, unsustainable and counterproductive. Evicting long-standing tenants and members of our community is not acceptable, creates anxiety and undue stress for people who can't and don't want to move. Finding new housing with similar size/rent is an impossible task. This project plus the 5 other projects in the wider Mount Pleasant neighbourhood are unfairly targeting renters living in affordable rentals. In particular, this project has seen the owner of these homes engage in unethical conduct to remove the current renters in advance of the proposed development to avoid having to provide the mandatory tenant protections of the Broadway Plan. How do you plan to find suitable housing and offer protection to hundreds of displaced tenants who want to remain in this neighbourhood ? on Facebook Share We need new housing, but we shouldn't do it on the back of existing neighbourhood residents. Destroying existing housing is unnecessary, wasteful, unsustainable and counterproductive. Evicting long-standing tenants and members of our community is not acceptable, creates anxiety and undue stress for people who can't and don't want to move. Finding new housing with similar size/rent is an impossible task. This project plus the 5 other projects in the wider Mount Pleasant neighbourhood are unfairly targeting renters living in affordable rentals. In particular, this project has seen the owner of these homes engage in unethical conduct to remove the current renters in advance of the proposed development to avoid having to provide the mandatory tenant protections of the Broadway Plan. How do you plan to find suitable housing and offer protection to hundreds of displaced tenants who want to remain in this neighbourhood ? on Twitter Share We need new housing, but we shouldn't do it on the back of existing neighbourhood residents. Destroying existing housing is unnecessary, wasteful, unsustainable and counterproductive. Evicting long-standing tenants and members of our community is not acceptable, creates anxiety and undue stress for people who can't and don't want to move. Finding new housing with similar size/rent is an impossible task. This project plus the 5 other projects in the wider Mount Pleasant neighbourhood are unfairly targeting renters living in affordable rentals. In particular, this project has seen the owner of these homes engage in unethical conduct to remove the current renters in advance of the proposed development to avoid having to provide the mandatory tenant protections of the Broadway Plan. How do you plan to find suitable housing and offer protection to hundreds of displaced tenants who want to remain in this neighbourhood ? on Linkedin Email We need new housing, but we shouldn't do it on the back of existing neighbourhood residents. Destroying existing housing is unnecessary, wasteful, unsustainable and counterproductive. Evicting long-standing tenants and members of our community is not acceptable, creates anxiety and undue stress for people who can't and don't want to move. Finding new housing with similar size/rent is an impossible task. This project plus the 5 other projects in the wider Mount Pleasant neighbourhood are unfairly targeting renters living in affordable rentals. In particular, this project has seen the owner of these homes engage in unethical conduct to remove the current renters in advance of the proposed development to avoid having to provide the mandatory tenant protections of the Broadway Plan. How do you plan to find suitable housing and offer protection to hundreds of displaced tenants who want to remain in this neighbourhood ? link

    We need new housing, but we shouldn't do it on the back of existing neighbourhood residents. Destroying existing housing is unnecessary, wasteful, unsustainable and counterproductive. Evicting long-standing tenants and members of our community is not acceptable, creates anxiety and undue stress for people who can't and don't want to move. Finding new housing with similar size/rent is an impossible task. This project plus the 5 other projects in the wider Mount Pleasant neighbourhood are unfairly targeting renters living in affordable rentals. In particular, this project has seen the owner of these homes engage in unethical conduct to remove the current renters in advance of the proposed development to avoid having to provide the mandatory tenant protections of the Broadway Plan. How do you plan to find suitable housing and offer protection to hundreds of displaced tenants who want to remain in this neighbourhood ?

    AC66 asked about 1 month ago

    Tenants of the current building who meet the eligibility requirements are protected under the Tenant Relocation & Protection Policy with additional supports offered to those in the Broadway Plan Area. Tenants will be provided Right of First Refusal to move back into the new building with a 20% discount off city-wide average market rents or at their current rent, whichever is less. They will also receive assistance finding new accommodations, moving support, and the choice of financial compensation based on length of tenancy or temporary rent top-up until the new building is ready.

  • Share What is the necessity of the 18 stories, other than to make the development as lucrative as possible for the developer? A building of half the height would still be unwelcome in the neighborhood but would obviously have less of an impact while still creating housing. How will local schools be able to accommodate the additional children? How will an already busy neighborhood be impacted by a significant influx of car traffic and therefore, further exhaust pollution? How is the already crowded park space in the area supposed to accommodate these additional residents? The proposed outdoor amenity area is impossibly small. The shadow cast by the building is significant. Finally, with 80% of the building at market rental rates, how can you ensure that long-time residents of the neighborhood will be able to afford to live in this building? on Facebook Share What is the necessity of the 18 stories, other than to make the development as lucrative as possible for the developer? A building of half the height would still be unwelcome in the neighborhood but would obviously have less of an impact while still creating housing. How will local schools be able to accommodate the additional children? How will an already busy neighborhood be impacted by a significant influx of car traffic and therefore, further exhaust pollution? How is the already crowded park space in the area supposed to accommodate these additional residents? The proposed outdoor amenity area is impossibly small. The shadow cast by the building is significant. Finally, with 80% of the building at market rental rates, how can you ensure that long-time residents of the neighborhood will be able to afford to live in this building? on Twitter Share What is the necessity of the 18 stories, other than to make the development as lucrative as possible for the developer? A building of half the height would still be unwelcome in the neighborhood but would obviously have less of an impact while still creating housing. How will local schools be able to accommodate the additional children? How will an already busy neighborhood be impacted by a significant influx of car traffic and therefore, further exhaust pollution? How is the already crowded park space in the area supposed to accommodate these additional residents? The proposed outdoor amenity area is impossibly small. The shadow cast by the building is significant. Finally, with 80% of the building at market rental rates, how can you ensure that long-time residents of the neighborhood will be able to afford to live in this building? on Linkedin Email What is the necessity of the 18 stories, other than to make the development as lucrative as possible for the developer? A building of half the height would still be unwelcome in the neighborhood but would obviously have less of an impact while still creating housing. How will local schools be able to accommodate the additional children? How will an already busy neighborhood be impacted by a significant influx of car traffic and therefore, further exhaust pollution? How is the already crowded park space in the area supposed to accommodate these additional residents? The proposed outdoor amenity area is impossibly small. The shadow cast by the building is significant. Finally, with 80% of the building at market rental rates, how can you ensure that long-time residents of the neighborhood will be able to afford to live in this building? link

    What is the necessity of the 18 stories, other than to make the development as lucrative as possible for the developer? A building of half the height would still be unwelcome in the neighborhood but would obviously have less of an impact while still creating housing. How will local schools be able to accommodate the additional children? How will an already busy neighborhood be impacted by a significant influx of car traffic and therefore, further exhaust pollution? How is the already crowded park space in the area supposed to accommodate these additional residents? The proposed outdoor amenity area is impossibly small. The shadow cast by the building is significant. Finally, with 80% of the building at market rental rates, how can you ensure that long-time residents of the neighborhood will be able to afford to live in this building?

    kl. asked about 1 month ago
    The Broadway Plan aims to balance preserving existing neighbourhood characteristics with addressing the city’s pressing need for new housing. Some neighbourhood changes are anticipated, especially with the development of the new Broadway subway line. We expect these changes to happen gradually, resulting in a mix of building forms within existing neighbourhoods. The Broadway Plan contains a lot of valuable information relating to infrastructure, public amenities, transporation improvements, solar access etc. Refer to the plan here. 

    Additionally, current eligible renters in the existing rental building will be offered relocation support and compensations under the enhanced tenant protection policies contained in the Broadway Plan, including right-of-first-refusal to tenancies in the new building at their current rent levels. For further information refer to the Housing section of the Broadway Plan – Link here.  
  • Share How will the proposed development address the inevitable strain on local resources (an already over-capacity elementary and secondary school, traffic infrastructure, electricity and sewage infrastructure) as well as mitigate the negative impacts of this construction project on local residents, many of whom are renters, over a period of years? Also, how will this project impact skyrocketing rents that are untenable for renters, many of whom have families? on Facebook Share How will the proposed development address the inevitable strain on local resources (an already over-capacity elementary and secondary school, traffic infrastructure, electricity and sewage infrastructure) as well as mitigate the negative impacts of this construction project on local residents, many of whom are renters, over a period of years? Also, how will this project impact skyrocketing rents that are untenable for renters, many of whom have families? on Twitter Share How will the proposed development address the inevitable strain on local resources (an already over-capacity elementary and secondary school, traffic infrastructure, electricity and sewage infrastructure) as well as mitigate the negative impacts of this construction project on local residents, many of whom are renters, over a period of years? Also, how will this project impact skyrocketing rents that are untenable for renters, many of whom have families? on Linkedin Email How will the proposed development address the inevitable strain on local resources (an already over-capacity elementary and secondary school, traffic infrastructure, electricity and sewage infrastructure) as well as mitigate the negative impacts of this construction project on local residents, many of whom are renters, over a period of years? Also, how will this project impact skyrocketing rents that are untenable for renters, many of whom have families? link

    How will the proposed development address the inevitable strain on local resources (an already over-capacity elementary and secondary school, traffic infrastructure, electricity and sewage infrastructure) as well as mitigate the negative impacts of this construction project on local residents, many of whom are renters, over a period of years? Also, how will this project impact skyrocketing rents that are untenable for renters, many of whom have families?

    ExtremelyConcernedResident asked about 1 month ago
    Services and infrastructure within the plan area are continuously upgraded and expanded to keep pace with the increase in population, refer to the Public Benefits Strategy in the Broadway Plan, p. 469, and levies collected from new developments help fund new infrastructure. 

    Engineering staff will perform a review of construction and street use impacts as part of the rezoning process. Construction impacts on city streets are tracked on the City of Vancouver's website (https://vancouver.ca/streets-transportation/roadwork.aspx). The city also has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays). Prior to construction, the site is required to meet with and coordinate construction and street use with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved so that garbage and recycling services continue during construction. Closures of the lane are likely to be prohibited and if permitted neighbourhood notification would be required in advance.

    The affordability crisis can’t be addressed with a single policy, but rather a whole suite of actions that target housing across the continuum, and work on both supply and demand sides. In Vancouver, this program incentivizing rental construction by granting additional density in exchange for a portion of units at affordable rents is accompanied by numerous other policies and programs. Our strategies and actions can be found in the Housing Vancouver Strategy started in 2017, the Vancouver Plan adopted in 2022 as well as updated 10-year housing targets and new 3-year action plan adopted in June 2024. Part of our work on housing policy is also to keep monitoring the market, how it responds to policies and look at different or innovative solutions that might work in Vancouver.
  • Share In a response posted to a question posed by Save Mount Pleasant on October 2nd, you indicated that you “[…] expect an incremental change that will create an eclectic mix of building forms within existing neighbourhoods.” Can you please explain how an 18 story, 134 unit, modern building, which replaces three 1910-1924 single family homes (currently only 1.5-2 stories) in a neighbourhood that doesn’t currently even have any low-rise apartment buildings, on a block that is presently exclusively made up of single family homes, larger character homes converted to multi-unit dwellings, duplexes and multiplexes, represents an “incremental change” at this specific location? on Facebook Share In a response posted to a question posed by Save Mount Pleasant on October 2nd, you indicated that you “[…] expect an incremental change that will create an eclectic mix of building forms within existing neighbourhoods.” Can you please explain how an 18 story, 134 unit, modern building, which replaces three 1910-1924 single family homes (currently only 1.5-2 stories) in a neighbourhood that doesn’t currently even have any low-rise apartment buildings, on a block that is presently exclusively made up of single family homes, larger character homes converted to multi-unit dwellings, duplexes and multiplexes, represents an “incremental change” at this specific location? on Twitter Share In a response posted to a question posed by Save Mount Pleasant on October 2nd, you indicated that you “[…] expect an incremental change that will create an eclectic mix of building forms within existing neighbourhoods.” Can you please explain how an 18 story, 134 unit, modern building, which replaces three 1910-1924 single family homes (currently only 1.5-2 stories) in a neighbourhood that doesn’t currently even have any low-rise apartment buildings, on a block that is presently exclusively made up of single family homes, larger character homes converted to multi-unit dwellings, duplexes and multiplexes, represents an “incremental change” at this specific location? on Linkedin Email In a response posted to a question posed by Save Mount Pleasant on October 2nd, you indicated that you “[…] expect an incremental change that will create an eclectic mix of building forms within existing neighbourhoods.” Can you please explain how an 18 story, 134 unit, modern building, which replaces three 1910-1924 single family homes (currently only 1.5-2 stories) in a neighbourhood that doesn’t currently even have any low-rise apartment buildings, on a block that is presently exclusively made up of single family homes, larger character homes converted to multi-unit dwellings, duplexes and multiplexes, represents an “incremental change” at this specific location? link

    In a response posted to a question posed by Save Mount Pleasant on October 2nd, you indicated that you “[…] expect an incremental change that will create an eclectic mix of building forms within existing neighbourhoods.” Can you please explain how an 18 story, 134 unit, modern building, which replaces three 1910-1924 single family homes (currently only 1.5-2 stories) in a neighbourhood that doesn’t currently even have any low-rise apartment buildings, on a block that is presently exclusively made up of single family homes, larger character homes converted to multi-unit dwellings, duplexes and multiplexes, represents an “incremental change” at this specific location?

    JTL asked about 1 month ago

    The Broadway Plan aims to balance the preservation of existing neighborhood characteristics with the city’s urgent need for new housing. This plan acknowledges that some neighborhood changes will occur, especially with the development of the new Broadway subway line. The plan includes guidelines to ensure that new buildings are well-designed and integrate seamlessly into the neighborhoods. Policies like limiting two towers per block in this area help regulate incremental change. Additionally, rezoning will be conducted on a lot-by-lot basis, rather than through a single, large-scale rezoning process. This means landowners within the plan area can apply for rezoning individually, leading to gradual change over time.    

  • Share The Broadway Plan set an allowable limit of two towers per street, including both north and south. However, building requirements don’t allow for the construction of towers where there is no lane access. As such, for the 400 block of W. 14th, due to the lack of lane, it would appear that both towers would end up on the south side of the street. Was this the intention of the plan or an oversight? It seems the city is oblivious to the absence of a lane to the north. on Facebook Share The Broadway Plan set an allowable limit of two towers per street, including both north and south. However, building requirements don’t allow for the construction of towers where there is no lane access. As such, for the 400 block of W. 14th, due to the lack of lane, it would appear that both towers would end up on the south side of the street. Was this the intention of the plan or an oversight? It seems the city is oblivious to the absence of a lane to the north. on Twitter Share The Broadway Plan set an allowable limit of two towers per street, including both north and south. However, building requirements don’t allow for the construction of towers where there is no lane access. As such, for the 400 block of W. 14th, due to the lack of lane, it would appear that both towers would end up on the south side of the street. Was this the intention of the plan or an oversight? It seems the city is oblivious to the absence of a lane to the north. on Linkedin Email The Broadway Plan set an allowable limit of two towers per street, including both north and south. However, building requirements don’t allow for the construction of towers where there is no lane access. As such, for the 400 block of W. 14th, due to the lack of lane, it would appear that both towers would end up on the south side of the street. Was this the intention of the plan or an oversight? It seems the city is oblivious to the absence of a lane to the north. link

    The Broadway Plan set an allowable limit of two towers per street, including both north and south. However, building requirements don’t allow for the construction of towers where there is no lane access. As such, for the 400 block of W. 14th, due to the lack of lane, it would appear that both towers would end up on the south side of the street. Was this the intention of the plan or an oversight? It seems the city is oblivious to the absence of a lane to the north.

    JTL asked about 1 month ago

    A block in the Broadway plan is defined as the area encircled by 4 streets (street to street, including any laneways) and as such the 400 segment of W 14th is bordered by two separate blocks - the block to the south where the application is situated and a separate block to the north. There could be tower developments on the northern block and given there is no lane, dedications for a future lane may be sought by the City for future applications. Both the north and south blocks are situated in the MRTB area of the Broadway Plan, which would allow for two towers per block.

  • Share Your response to my earlier question stating “[…] any closures must be permitted in advance with proper traffic management plans approved so that garbage and recycling services continue during construction. Closures of the lane are likely to be prohibited […]” is flawed and leads me to believe you have not taken the time to study the actual area impacted by this rezoning application, let alone looked at a map. There are NO LANE on the 400 and 400 block of W. 14th avenue to the north. As such any road closures during construction of something of this magnitude would seem to inevitably interrupt garbage and recycling services to the residents of this blocks. How does the city intend to mitigate this? on Facebook Share Your response to my earlier question stating “[…] any closures must be permitted in advance with proper traffic management plans approved so that garbage and recycling services continue during construction. Closures of the lane are likely to be prohibited […]” is flawed and leads me to believe you have not taken the time to study the actual area impacted by this rezoning application, let alone looked at a map. There are NO LANE on the 400 and 400 block of W. 14th avenue to the north. As such any road closures during construction of something of this magnitude would seem to inevitably interrupt garbage and recycling services to the residents of this blocks. How does the city intend to mitigate this? on Twitter Share Your response to my earlier question stating “[…] any closures must be permitted in advance with proper traffic management plans approved so that garbage and recycling services continue during construction. Closures of the lane are likely to be prohibited […]” is flawed and leads me to believe you have not taken the time to study the actual area impacted by this rezoning application, let alone looked at a map. There are NO LANE on the 400 and 400 block of W. 14th avenue to the north. As such any road closures during construction of something of this magnitude would seem to inevitably interrupt garbage and recycling services to the residents of this blocks. How does the city intend to mitigate this? on Linkedin Email Your response to my earlier question stating “[…] any closures must be permitted in advance with proper traffic management plans approved so that garbage and recycling services continue during construction. Closures of the lane are likely to be prohibited […]” is flawed and leads me to believe you have not taken the time to study the actual area impacted by this rezoning application, let alone looked at a map. There are NO LANE on the 400 and 400 block of W. 14th avenue to the north. As such any road closures during construction of something of this magnitude would seem to inevitably interrupt garbage and recycling services to the residents of this blocks. How does the city intend to mitigate this? link

    Your response to my earlier question stating “[…] any closures must be permitted in advance with proper traffic management plans approved so that garbage and recycling services continue during construction. Closures of the lane are likely to be prohibited […]” is flawed and leads me to believe you have not taken the time to study the actual area impacted by this rezoning application, let alone looked at a map. There are NO LANE on the 400 and 400 block of W. 14th avenue to the north. As such any road closures during construction of something of this magnitude would seem to inevitably interrupt garbage and recycling services to the residents of this blocks. How does the city intend to mitigate this?

    JTL asked about 1 month ago

    Acknowledging that properties north of W 14th Ave and south of W 13th Ave on the 400 block do not have a laneway, garbage and recycling services for neighbouring properties will be accommodated and continue throughout the construction phase. City staff will review the project for impacts to critical services and may include conditions of approval to ensure adequate service levels to the surrounding neighbourhood. In addition, closures to the lane adjacent to the development site are likely prohibited. If permitted, neighbourhood notification would be required in advance.

  • Share The total value of the 3 properties that would be developed if this project was approved currently stands close to 10 million dollars. When you add to that sum, the costs of demolition, tree removals, development permit fees, and other costs, the project requires spending an initial minimum amount of about 12 million dollars. If you take into account the cost of construction for a project of this size and the handsome profit the developer will inevitably want to recoup, this project does not make sense and will only create more unaffordable housing. What measures are you going to take to reduce the costs of this project (and any of the other new housing projects) and ensure the new housing units we need are more affordable ? on Facebook Share The total value of the 3 properties that would be developed if this project was approved currently stands close to 10 million dollars. When you add to that sum, the costs of demolition, tree removals, development permit fees, and other costs, the project requires spending an initial minimum amount of about 12 million dollars. If you take into account the cost of construction for a project of this size and the handsome profit the developer will inevitably want to recoup, this project does not make sense and will only create more unaffordable housing. What measures are you going to take to reduce the costs of this project (and any of the other new housing projects) and ensure the new housing units we need are more affordable ? on Twitter Share The total value of the 3 properties that would be developed if this project was approved currently stands close to 10 million dollars. When you add to that sum, the costs of demolition, tree removals, development permit fees, and other costs, the project requires spending an initial minimum amount of about 12 million dollars. If you take into account the cost of construction for a project of this size and the handsome profit the developer will inevitably want to recoup, this project does not make sense and will only create more unaffordable housing. What measures are you going to take to reduce the costs of this project (and any of the other new housing projects) and ensure the new housing units we need are more affordable ? on Linkedin Email The total value of the 3 properties that would be developed if this project was approved currently stands close to 10 million dollars. When you add to that sum, the costs of demolition, tree removals, development permit fees, and other costs, the project requires spending an initial minimum amount of about 12 million dollars. If you take into account the cost of construction for a project of this size and the handsome profit the developer will inevitably want to recoup, this project does not make sense and will only create more unaffordable housing. What measures are you going to take to reduce the costs of this project (and any of the other new housing projects) and ensure the new housing units we need are more affordable ? link

    The total value of the 3 properties that would be developed if this project was approved currently stands close to 10 million dollars. When you add to that sum, the costs of demolition, tree removals, development permit fees, and other costs, the project requires spending an initial minimum amount of about 12 million dollars. If you take into account the cost of construction for a project of this size and the handsome profit the developer will inevitably want to recoup, this project does not make sense and will only create more unaffordable housing. What measures are you going to take to reduce the costs of this project (and any of the other new housing projects) and ensure the new housing units we need are more affordable ?

    AC66 asked about 1 month ago

    The city continuously work to review the levels of public benefits and levies that the developer must provide as a condition of approval. Though it is recognized that higher levies and costs are creating more costly homes, it is also these public benefits that are used to provide rental subsidies for below-market rental units and pay for required upgraded public infrastructure. New housing developments, particularly in higher-density forms like apartments or condos, increase the overall housing supply and add more housing options on the market. This project in particular is proposing to deliver 134 rental units with 20% of the floor area for below-market rental units, which will be secured through a housing agreement for a term equal to the longer of 60 years and the life of the building.

  • Share The Broadway Plan originally envisioned there being a gradual increase in building heights from the main streets moving towards side streets. Bill 47 does away with this model by establishing three land tiers around rapid transit stations, to which the following minimum allowable densities apply: Tier 1 (0-200m): 5.0 FSR, 20 Storeys, Tier 2 (200-400m) 4.0 FSR, 12 Storeys, Tier 3 (400-800m): 3.0 FSR, 8 storeys. Given the new height and density minimum allowances across the board under Bill 47, can it not be said that large towers of this magnitude are no longer necessary to address densification in this area? Bill 47 seems to completely undermine the entire vision of the Broadway Plan, such that the approval of any rezoning applications ought not to proceed prior to there being an appropriate review in November 2024 on Facebook Share The Broadway Plan originally envisioned there being a gradual increase in building heights from the main streets moving towards side streets. Bill 47 does away with this model by establishing three land tiers around rapid transit stations, to which the following minimum allowable densities apply: Tier 1 (0-200m): 5.0 FSR, 20 Storeys, Tier 2 (200-400m) 4.0 FSR, 12 Storeys, Tier 3 (400-800m): 3.0 FSR, 8 storeys. Given the new height and density minimum allowances across the board under Bill 47, can it not be said that large towers of this magnitude are no longer necessary to address densification in this area? Bill 47 seems to completely undermine the entire vision of the Broadway Plan, such that the approval of any rezoning applications ought not to proceed prior to there being an appropriate review in November 2024 on Twitter Share The Broadway Plan originally envisioned there being a gradual increase in building heights from the main streets moving towards side streets. Bill 47 does away with this model by establishing three land tiers around rapid transit stations, to which the following minimum allowable densities apply: Tier 1 (0-200m): 5.0 FSR, 20 Storeys, Tier 2 (200-400m) 4.0 FSR, 12 Storeys, Tier 3 (400-800m): 3.0 FSR, 8 storeys. Given the new height and density minimum allowances across the board under Bill 47, can it not be said that large towers of this magnitude are no longer necessary to address densification in this area? Bill 47 seems to completely undermine the entire vision of the Broadway Plan, such that the approval of any rezoning applications ought not to proceed prior to there being an appropriate review in November 2024 on Linkedin Email The Broadway Plan originally envisioned there being a gradual increase in building heights from the main streets moving towards side streets. Bill 47 does away with this model by establishing three land tiers around rapid transit stations, to which the following minimum allowable densities apply: Tier 1 (0-200m): 5.0 FSR, 20 Storeys, Tier 2 (200-400m) 4.0 FSR, 12 Storeys, Tier 3 (400-800m): 3.0 FSR, 8 storeys. Given the new height and density minimum allowances across the board under Bill 47, can it not be said that large towers of this magnitude are no longer necessary to address densification in this area? Bill 47 seems to completely undermine the entire vision of the Broadway Plan, such that the approval of any rezoning applications ought not to proceed prior to there being an appropriate review in November 2024 link

    The Broadway Plan originally envisioned there being a gradual increase in building heights from the main streets moving towards side streets. Bill 47 does away with this model by establishing three land tiers around rapid transit stations, to which the following minimum allowable densities apply: Tier 1 (0-200m): 5.0 FSR, 20 Storeys, Tier 2 (200-400m) 4.0 FSR, 12 Storeys, Tier 3 (400-800m): 3.0 FSR, 8 storeys. Given the new height and density minimum allowances across the board under Bill 47, can it not be said that large towers of this magnitude are no longer necessary to address densification in this area? Bill 47 seems to completely undermine the entire vision of the Broadway Plan, such that the approval of any rezoning applications ought not to proceed prior to there being an appropriate review in November 2024

    JTL asked about 1 month ago

    The introduction of Bill 47 has not triggered a general review of the densities enabled under the Broadway Plan. For areas where the Broadway Plan do not currently meet the minimum densities and heights outlined in the provincial legislation, an amendment is brought to Council in Nov 2024 to ensure the Broadway Plan aligns with the provincial requirements.

Page last updated: 22 Oct 2024, 04:19 PM