-
Share You previously misdirected a question asking how the city anticipates managing rentals for people simply looking for a place to live, not "ones who need (or want to pay extra for) "luxury" appliances and finishes. ". How does the city plan to guarantee that the new 'market rates' used in the new developments for at/above/below market rental prices aren't grossly inflated, when we are already seeing studio apartments going for $2k, more than double where they used to be 8 years ago? How does the city plan to incorporate average hourly wages and minimum square footage guarantees into the establishment of 'market' rental rates? on Facebook
Share You previously misdirected a question asking how the city anticipates managing rentals for people simply looking for a place to live, not "ones who need (or want to pay extra for) "luxury" appliances and finishes. ". How does the city plan to guarantee that the new 'market rates' used in the new developments for at/above/below market rental prices aren't grossly inflated, when we are already seeing studio apartments going for $2k, more than double where they used to be 8 years ago? How does the city plan to incorporate average hourly wages and minimum square footage guarantees into the establishment of 'market' rental rates? on Linkedin
Email You previously misdirected a question asking how the city anticipates managing rentals for people simply looking for a place to live, not "ones who need (or want to pay extra for) "luxury" appliances and finishes. ". How does the city plan to guarantee that the new 'market rates' used in the new developments for at/above/below market rental prices aren't grossly inflated, when we are already seeing studio apartments going for $2k, more than double where they used to be 8 years ago? How does the city plan to incorporate average hourly wages and minimum square footage guarantees into the establishment of 'market' rental rates? link
You previously misdirected a question asking how the city anticipates managing rentals for people simply looking for a place to live, not "ones who need (or want to pay extra for) "luxury" appliances and finishes. ". How does the city plan to guarantee that the new 'market rates' used in the new developments for at/above/below market rental prices aren't grossly inflated, when we are already seeing studio apartments going for $2k, more than double where they used to be 8 years ago? How does the city plan to incorporate average hourly wages and minimum square footage guarantees into the establishment of 'market' rental rates?
Saj93
asked
13 days ago
Thank you for your follow-up questions. The Province regulates residential tenancies and sets annual rental rate increases that are permitted for existing tenancies, but does not regulate how new market rental rates are set.
Please refer to the below-market rental housing policies specific to each of the sub-areas in the Broadway Plan area as well as those listed in Chapter 12 of the Broadway Plan to review the City’s requirements for affordability in new rental buildings in the Broadway Plan area.
Regards,
The Broadway Plan Team
-
Share What are the provisions, if any, for the phasing of redevelopment? Currently there are 4 rezoning applications in my immediate neighbourhood that could see the construction of 5 towers with 876 dwelling units (1676 W. 11; 1665-1685 W. 11th; 1726 W. 11th; 1770 W. 12th). If these projects are undertaken concurrently the neighbourhood impact would be significant.
on Facebook
Share What are the provisions, if any, for the phasing of redevelopment? Currently there are 4 rezoning applications in my immediate neighbourhood that could see the construction of 5 towers with 876 dwelling units (1676 W. 11; 1665-1685 W. 11th; 1726 W. 11th; 1770 W. 12th). If these projects are undertaken concurrently the neighbourhood impact would be significant.
on Linkedin
Email What are the provisions, if any, for the phasing of redevelopment? Currently there are 4 rezoning applications in my immediate neighbourhood that could see the construction of 5 towers with 876 dwelling units (1676 W. 11; 1665-1685 W. 11th; 1726 W. 11th; 1770 W. 12th). If these projects are undertaken concurrently the neighbourhood impact would be significant.
link
What are the provisions, if any, for the phasing of redevelopment? Currently there are 4 rezoning applications in my immediate neighbourhood that could see the construction of 5 towers with 876 dwelling units (1676 W. 11; 1665-1685 W. 11th; 1726 W. 11th; 1770 W. 12th). If these projects are undertaken concurrently the neighbourhood impact would be significant.
ConcernedGuy
asked
7 days ago
City
Regards,
The Broadway Plan Team
-
Share Please share an updated response on what “affordable” housing means in numerical values. For example is this 30%, 40%, 50%, 60%, 70%,80% of gross income?
I see a response from the city ~2 years ago, and would like to understand if/how those numbers have changed, how the city plans to manage affordability in view of rising inflation, and how the city will ensure that developers don't manipulate and grossly inflate the new market rental rates to fall way out of scope of families earning $80k-$120k ?
on Facebook
Share Please share an updated response on what “affordable” housing means in numerical values. For example is this 30%, 40%, 50%, 60%, 70%,80% of gross income?
I see a response from the city ~2 years ago, and would like to understand if/how those numbers have changed, how the city plans to manage affordability in view of rising inflation, and how the city will ensure that developers don't manipulate and grossly inflate the new market rental rates to fall way out of scope of families earning $80k-$120k ?
on Linkedin
Email Please share an updated response on what “affordable” housing means in numerical values. For example is this 30%, 40%, 50%, 60%, 70%,80% of gross income?
I see a response from the city ~2 years ago, and would like to understand if/how those numbers have changed, how the city plans to manage affordability in view of rising inflation, and how the city will ensure that developers don't manipulate and grossly inflate the new market rental rates to fall way out of scope of families earning $80k-$120k ?
link
Please share an updated response on what “affordable” housing means in numerical values. For example is this 30%, 40%, 50%, 60%, 70%,80% of gross income?
I see a response from the city ~2 years ago, and would like to understand if/how those numbers have changed, how the city plans to manage affordability in view of rising inflation, and how the city will ensure that developers don't manipulate and grossly inflate the new market rental rates to fall way out of scope of families earning $80k-$120k ?
Saj93
asked
13 days ago
Affordable housing is defined as spending maximum 30% of income on rent. For the Broadway Plan below-market rents, this means that the rents are affordable to households making $48k for the studios, $57k for the 1-beds, $78k for the 2-beds and $95k for the 3-beds.
Please refer to the rent table below, with the Broadway Plan below-market rents highlighted in yellow:
Source: Canada Mortgage and Housing (CMHC) Rental Market Report (click here).
The Broadway Plan Team and Housing Policy
-
Share Question about the sidewalks and the new Public Real and Streetscape plan. I would like to understand how that works.
Is a sidewalk something that will be upgraded by a developer during a new building construction? Or is the city that starts to upgrade the current sidewalk? And if it's the first case, how that works if half of the areas will not be rezoned? You will end up with only half of the sidewalk upgraded?
Basically i'm trying to understand the timeline. When and how the city decides to work on the sidewalks exactly?
Because most of Broadway definitely needs a total revamp for the public spaces but i'm trying to understand if the timeline depends on developers or the city. on Facebook
Share Question about the sidewalks and the new Public Real and Streetscape plan. I would like to understand how that works.
Is a sidewalk something that will be upgraded by a developer during a new building construction? Or is the city that starts to upgrade the current sidewalk? And if it's the first case, how that works if half of the areas will not be rezoned? You will end up with only half of the sidewalk upgraded?
Basically i'm trying to understand the timeline. When and how the city decides to work on the sidewalks exactly?
Because most of Broadway definitely needs a total revamp for the public spaces but i'm trying to understand if the timeline depends on developers or the city. on Linkedin
Email Question about the sidewalks and the new Public Real and Streetscape plan. I would like to understand how that works.
Is a sidewalk something that will be upgraded by a developer during a new building construction? Or is the city that starts to upgrade the current sidewalk? And if it's the first case, how that works if half of the areas will not be rezoned? You will end up with only half of the sidewalk upgraded?
Basically i'm trying to understand the timeline. When and how the city decides to work on the sidewalks exactly?
Because most of Broadway definitely needs a total revamp for the public spaces but i'm trying to understand if the timeline depends on developers or the city. link
Question about the sidewalks and the new Public Real and Streetscape plan. I would like to understand how that works.
Is a sidewalk something that will be upgraded by a developer during a new building construction? Or is the city that starts to upgrade the current sidewalk? And if it's the first case, how that works if half of the areas will not be rezoned? You will end up with only half of the sidewalk upgraded?
Basically i'm trying to understand the timeline. When and how the city decides to work on the sidewalks exactly?
Because most of Broadway definitely needs a total revamp for the public spaces but i'm trying to understand if the timeline depends on developers or the city.
AlexSBT
asked
19 days ago
Thank you for your patience while we worked with Engineering to provide a response.
New sidewalks are mostly delivered by new development, including rezoning and development permit applications. Therefore, sidewalks in areas that experience less redevelopment are less likely to be upgraded. There are three main programs relating to sidewalk upgrades and rehabilitation as described below, noting that Streets and Operations have limited funding for rehabilitation and repair of sidewalks.
- Sidewalk upgrade projects are prioritized Citywide as part of the Capital Planning process.
- Sidewalk rehabilitation projects for existing sidewalks are selected based on data relating to sidewalk condition ratings.
- Repair of damaged sidewalks and potential trip hazards are addressed by Street Operations. These locations are identified by an annual sidewalk survey, and through 311 requests.
Additionally, the Broadway Public Realm Plan and Broadway Streetscape Plan will identify public realm improvement opportunities over a 30-year period, including identifying some 10-year priorities, based on projected rates of development within the Broadway Plan area.
Regards,
The Broadway Plan Team
-
Share Will 3 storey, 60 unit residential buildings be replaced? on Facebook
Share Will 3 storey, 60 unit residential buildings be replaced? on Linkedin
Email Will 3 storey, 60 unit residential buildings be replaced? link
Will 3 storey, 60 unit residential buildings be replaced?
Emy
asked
14 days ago
Thank you for your question.
The Broadway Plan takes a neighbourhood-based approach to planning, recognizing the unique qualities and community needs. There is a chapter in the Plan for each of the three neighbourhoods (e.g. Kitsilano). Each neighbourhood in the Broadway Plan area is broken down into 20 sub-areas (e.g. Kitsilano North) for policy directions based on identified character areas and local planning priorities that emerged through past community engagement, technical work and application of city-wide objectives. Each sub-area contains 74 individual Policy Areas (e.g. KKNA) ranging in size from a few parcels on a couple blocks to hundreds of parcels on dozens of blocks. Each Policy Area contains specific details on land uses, heights and densities down to the block or parcel scale.
Therefore, redevelopment and proposed uses, heights and densities vary among Policy Areas. Applicable built form and site design policies listed in Chapter 11 of the Broadway Plan also apply.
With reference to the new Transit-Oriented Areas (TOA) legislation, please refer to p. 8 of the information boards for an illustration of the areas in which applicable policies will be reviewed.
Please let us know if you need further assistance with policy interpretation or have questions about policies applicable to a specific area.
Regards,
The Broadway Plan Team
-
Share Is there a plan to build a high-rise for 2288 West 12th Avenue (corner of 12 th Avenue at Vine Street? Expected timeline? on Facebook
Share Is there a plan to build a high-rise for 2288 West 12th Avenue (corner of 12 th Avenue at Vine Street? Expected timeline? on Linkedin
Email Is there a plan to build a high-rise for 2288 West 12th Avenue (corner of 12 th Avenue at Vine Street? Expected timeline? link
Is there a plan to build a high-rise for 2288 West 12th Avenue (corner of 12 th Avenue at Vine Street? Expected timeline?
Honeybunny246
asked
15 days ago
There is currently no tower development activity on this block. Please refer to p. 4 of the information boards and the interactive and archived rezoning applications map and search filters here.
Regards,
The Broadway Plan Team
-
Share Hello, I live at 750 West 16 Avenue Vancouver BC V5Z 1S7 - am I in the catchment area to be protected by Renter rights and relocation assistance due to redevelopment. I looked at the map but can't make out if I fall within the area. on Facebook
Share Hello, I live at 750 West 16 Avenue Vancouver BC V5Z 1S7 - am I in the catchment area to be protected by Renter rights and relocation assistance due to redevelopment. I looked at the map but can't make out if I fall within the area. on Linkedin
Email Hello, I live at 750 West 16 Avenue Vancouver BC V5Z 1S7 - am I in the catchment area to be protected by Renter rights and relocation assistance due to redevelopment. I looked at the map but can't make out if I fall within the area. link
Hello, I live at 750 West 16 Avenue Vancouver BC V5Z 1S7 - am I in the catchment area to be protected by Renter rights and relocation assistance due to redevelopment. I looked at the map but can't make out if I fall within the area.
bookobbi
asked
14 days ago
Thank you for your question. I will also include here the response sent via email from Housing Policy:
There are citywide Tenant Relocation and Protection Policies that your building would be eligible for since it is considered primary rental stock. The Broadway Plan is only north of 16th Ave and since the building is on the south side of 16th, it would not be eligible for the Broadway specific policies but for the citywide ones. This includes compensation, moving expenses, and other assistance. This document outlines the policy - Bulletin: Tenant Relocation and Protection Policy - Process and Requirements (vancouver.ca).
There are other eligibility requirements, such as length of tenancy, to be eligible. If a redevelopment comes in for your building, you will be notified by your landlord and a housing planner from the City will be assigned. If you have not received any information from your landlord, or you have further questions about a potential redevelopment, you may direct them to TRP@vancouver.ca.
Regards,
Housing Policy and the Broadway Plan Team
-
Share What is the plan or expectation for the North side of Broadway between Cambie and Yukon? Other than the concrete residential building XL Lofts, there has to be a plan to develop all that unused space from Wendys and adjacent parking lot and all those 1.5 story businesses on North broadway between Cambie and Yukon across from the Canada Line entrance. Or will the whole block become a new development to take advantage of new height zone relaxation? on Facebook
Share What is the plan or expectation for the North side of Broadway between Cambie and Yukon? Other than the concrete residential building XL Lofts, there has to be a plan to develop all that unused space from Wendys and adjacent parking lot and all those 1.5 story businesses on North broadway between Cambie and Yukon across from the Canada Line entrance. Or will the whole block become a new development to take advantage of new height zone relaxation? on Linkedin
Email What is the plan or expectation for the North side of Broadway between Cambie and Yukon? Other than the concrete residential building XL Lofts, there has to be a plan to develop all that unused space from Wendys and adjacent parking lot and all those 1.5 story businesses on North broadway between Cambie and Yukon across from the Canada Line entrance. Or will the whole block become a new development to take advantage of new height zone relaxation? link
What is the plan or expectation for the North side of Broadway between Cambie and Yukon? Other than the concrete residential building XL Lofts, there has to be a plan to develop all that unused space from Wendys and adjacent parking lot and all those 1.5 story businesses on North broadway between Cambie and Yukon across from the Canada Line entrance. Or will the whole block become a new development to take advantage of new height zone relaxation?
Jeffward
asked
18 days ago
Thank you for your questions.
The area you are referring to is within the Uptown/Cambie North - Area A (FUCA) sub-area (pp. 165-166 of the Broadway Plan).
This area is not designated residential, but rather retail/service, office, hotel, cultural and institutional uses. Continuous active ground floor retail/service uses along Broadway, particularly a range of uses that provide pedestrian interest along the Cambie edge of the Civic District, are required (9.19.2). You may also find useful policies 9.19.7 and 9.19.8 (p. 166) with regards to provision of a secondary station entrance and of on-site public open space on this block.
You may also find the Public Realm Framework in Chapter 15 of the Plan useful, as well as applicable built form and site design policies in section 11.8 (pp. 331-337) and pp. 37-42 on directions for Centres in the Plan area.
With regards to your last question, the FUCA sub-area is not an area included on the Areas for Review map on p. 8 of the information boards. Existing maximum height policies apply:
Regards,
The Broadway Plan Team
-
Share Good morning, I have reviewed your boards and notice that in the new TOA areas that are zoned for 8 stories you have suggested that these areas continue to be zoned as rental only.
I believe we need all types of housing and zoning these as rental only has some issues.
The homeowners in these areas will not get more money selling as a land assembly than they would selling as a single family home if they stay zoned as rentals. If no homeowners are willing to sell no additional housing will be built.
This is limiting opportunity to people who would like to start on the property ladder and invest in a condo. If no additional housing of any type will be built on this large area close to transit and amenities the City is doing a disservice to potential homeowners in the city.
I can understand having more mixed use in taller buildings where the density makes it attractive for homeowners and developers. But if there is no money to be made by building rentals only no one will build. on Facebook
Share Good morning, I have reviewed your boards and notice that in the new TOA areas that are zoned for 8 stories you have suggested that these areas continue to be zoned as rental only.
I believe we need all types of housing and zoning these as rental only has some issues.
The homeowners in these areas will not get more money selling as a land assembly than they would selling as a single family home if they stay zoned as rentals. If no homeowners are willing to sell no additional housing will be built.
This is limiting opportunity to people who would like to start on the property ladder and invest in a condo. If no additional housing of any type will be built on this large area close to transit and amenities the City is doing a disservice to potential homeowners in the city.
I can understand having more mixed use in taller buildings where the density makes it attractive for homeowners and developers. But if there is no money to be made by building rentals only no one will build. on Linkedin
Email Good morning, I have reviewed your boards and notice that in the new TOA areas that are zoned for 8 stories you have suggested that these areas continue to be zoned as rental only.
I believe we need all types of housing and zoning these as rental only has some issues.
The homeowners in these areas will not get more money selling as a land assembly than they would selling as a single family home if they stay zoned as rentals. If no homeowners are willing to sell no additional housing will be built.
This is limiting opportunity to people who would like to start on the property ladder and invest in a condo. If no additional housing of any type will be built on this large area close to transit and amenities the City is doing a disservice to potential homeowners in the city.
I can understand having more mixed use in taller buildings where the density makes it attractive for homeowners and developers. But if there is no money to be made by building rentals only no one will build. link
Good morning, I have reviewed your boards and notice that in the new TOA areas that are zoned for 8 stories you have suggested that these areas continue to be zoned as rental only.
I believe we need all types of housing and zoning these as rental only has some issues.
The homeowners in these areas will not get more money selling as a land assembly than they would selling as a single family home if they stay zoned as rentals. If no homeowners are willing to sell no additional housing will be built.
This is limiting opportunity to people who would like to start on the property ladder and invest in a condo. If no additional housing of any type will be built on this large area close to transit and amenities the City is doing a disservice to potential homeowners in the city.
I can understand having more mixed use in taller buildings where the density makes it attractive for homeowners and developers. But if there is no money to be made by building rentals only no one will build.
billpellatt1
asked
19 days ago
Thank you for your comments. Currently, the Plan does only consider rezoning for rental apartments in these areas to prioritize delivery of secured rental housing in areas that currently have very limited or no secure rental options.
We will continue to consider additional housing opportunities through ongoing implementation of the Broadway Plan. Your feedback is helpful in these future implementation efforts.
Regards,
The Broadway Plan Team
-
Share According to the Tower Limit Policies slide on the June 2024 Broadway Plan Review Information Boards, the provincial TOA legislation does not permit restricting towers up to 12 stories within 400m of Skytrain, or towers up to 12 stories within 200m of Skytrain. As a result, the city is proposing to remove the tower limit policy in these areas. On closer examination however, there are many individual sites that fall within the 400m TOA radius that will still have the tower limit in place, where only a portion of the block falls within the TOA. How will the city deal with this conflict, i.e. where (a) there is an application for a third tower on a residential block, (b) the application is on a block where the two tower limit still applies, and (c) the site falls within the 400m TOA radius? on Facebook
Share According to the Tower Limit Policies slide on the June 2024 Broadway Plan Review Information Boards, the provincial TOA legislation does not permit restricting towers up to 12 stories within 400m of Skytrain, or towers up to 12 stories within 200m of Skytrain. As a result, the city is proposing to remove the tower limit policy in these areas. On closer examination however, there are many individual sites that fall within the 400m TOA radius that will still have the tower limit in place, where only a portion of the block falls within the TOA. How will the city deal with this conflict, i.e. where (a) there is an application for a third tower on a residential block, (b) the application is on a block where the two tower limit still applies, and (c) the site falls within the 400m TOA radius? on Linkedin
Email According to the Tower Limit Policies slide on the June 2024 Broadway Plan Review Information Boards, the provincial TOA legislation does not permit restricting towers up to 12 stories within 400m of Skytrain, or towers up to 12 stories within 200m of Skytrain. As a result, the city is proposing to remove the tower limit policy in these areas. On closer examination however, there are many individual sites that fall within the 400m TOA radius that will still have the tower limit in place, where only a portion of the block falls within the TOA. How will the city deal with this conflict, i.e. where (a) there is an application for a third tower on a residential block, (b) the application is on a block where the two tower limit still applies, and (c) the site falls within the 400m TOA radius? link
According to the Tower Limit Policies slide on the June 2024 Broadway Plan Review Information Boards, the provincial TOA legislation does not permit restricting towers up to 12 stories within 400m of Skytrain, or towers up to 12 stories within 200m of Skytrain. As a result, the city is proposing to remove the tower limit policy in these areas. On closer examination however, there are many individual sites that fall within the 400m TOA radius that will still have the tower limit in place, where only a portion of the block falls within the TOA. How will the city deal with this conflict, i.e. where (a) there is an application for a third tower on a residential block, (b) the application is on a block where the two tower limit still applies, and (c) the site falls within the 400m TOA radius?
brian.s.chow
asked
15 days ago
Thank you for your question. As you noted, there are several properties that are within, or partially within, the 400m radius where the City is not proposing to remove tower limits. As currently proposed, the City is only proposing to remove tower limits in residential areas for blocks where the majority of the block is within the 400m TOA radius.
For circumstances as you have described where tower limits remain and an application for a third tower is received which falls within the 400m TOA radius, there may be exceptions to the tower limits in order to ensure compliance with the TOA legislation. However, staff have not yet confirmed our proposed approach to those blocks. Further policy details will be determined in the coming months as we refine our proposals for Council's consideration. Full details will be included in a report to Council targeted for November 2024.
Regards,
The Broadway Plan Team
Broadway Plan review (2024)
Broadway Plan
