1640-1650 Alberni Street (43 storeys): Public Hearing tonight (Thurs, 9-Dec-2021)

Rendering of 1640-1650 Alberni proposal

Public Hearing item for Thursday, 9-Dec-2021

CD-1 Rezoning at 1640-1650 Alberni Street (West End)

Public hearing agenda and instructions on how to write or speak to Council: https://council.vancouver.ca/20211209/phea20211209ag.htm

  • 66 secure replacement market rental housing units to replace the 66 rental housing units currently on the site
  • 198 market strata units
  • Floor area of 24,060 sq. m (258,987 sq. ft.)
  • Building height of 118.5 m (385 ft.)
  • Floor space ratio (FSR) of 14.97
  • 268 vehicle parking spaces and 535 bicycle parking spaces

The application is enabled by the West End Community Plan.

Rezoning information (Shape Your City): https://shapeyourcity.ca/1640-1650-alberni-st

Referral report by City staff (59 pages): https://council.vancouver.ca/20211116/documents/rr9.pdf

Summary: To rezone from RM-5C (Residential) to CD-1 for a 43-storey residential building with 198 strata titled and 66 secured market rental units (that is, at the top rate that can be gained on the market), of which 20% (that is, about 13 units) are to be below market, with height 117.3 metres or 385 feet and FSR 14.97.

Comment: This application is the second rezoning application for this site since implementation of the West End Community Plan adopted in 2013. In 2016, previous owners (Hollyburn) submitted a proposal to demolish the current rental tower and commercial low-rise. Their plan was to construct a new purpose-built rental building of 385 feet height and 276 secured market rental units of which 40% would have been family units. The application was subsequently withdrawn by the owner in 2018. Based on media reports at the time (see references below), the reason seemed that such a proposal for this site was not deemed economically viable within the requirements of the West End Community Plan.

The property was then sold to Landa Global (www.landaglobal.com) in 2018 and the current application was submitted in early summer 2020. (Landa Global also has properties at 1400 Alberni and 1818 Alberni)

The current application documentation is not complete: (1) There are no site plans included in the application that is posted online. Why is this information not provided to the public? (2) Several conditions concerning the design of the building, public realm, and the landscaping have not been satisfied and have been deferred to the Development permit phase. These should be considered at the Public Hearing. (3) The transportation study relies on 2016 data and does not consider the current or future impact of current construction and proposed new developments in the vicinity. (4) Are proposed public realm and public amenities adequate?

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Now online: ‘West End Public Benefits Strategy Implementation’ – Progress Update’ (staff memo to City Council)

Above: Part of the infographic that accompanies the West End Public Benefits Strategy Implementation Progress Report (to City Council).

(Updated) At the end of November, after many requests, this document was posted on the West End page of the City of Vancouver website (Vancouver.ca/westend), in the form of a memo dated August 19, 2021, from the City’s Director of Planning, Theresa O’Donnell, to the Mayor and Council.

West End Public Benefits Strategy Implementation – Progress Update
Download: https://vancouver.ca/home-property-development/west-end-public-benefit-strategy-implementation-progress-report-2021.aspx

The memo is in the form of a report to City Council, not as a report to the public.

The memo provides an overall update on the progress of the West End Public Benefits Strategy (PBS), with the general message that the PBS “is on track and has delivered significant amenities” (early successes in housing delivery and transportation/public realm improvements), with more substantial projects now in planning (such as the West End Community Centre). However, the long-term delivery of the PBS is challenged by both the volume of renewal obligations in the West End, and availability of renewal funding city-wide. The prioritization of renewal of community centres will be addressed through the 10-year Capital Strategic Outlook.
(We’ve highlighted “renewal.” See below for why.)

The 22-page report contains many useful numbers and is matched with a 15 MB infographic (download from CoV link) highlighting selected numbers (see our short commentary here as of Oct 2021). So in that sense, it is a useful report.

But a distinction needs to be made between a progress update on the Public Benefits Strategy and a more comprehensive review of the implementation of the West End Community Plan (adopted in 2013) as West End Neighbours has been requesting since four years ago (see questions here). We’d like to write more on all of this at a later date.

So this PBS report provides selected bits and pieces of the big picture. The WECP projected an increased population of 7,000 to 10,000 new residents over 30 years to 2043. The PBS report roughly estimates that the population increased by 4,100 (albeit from the 2011 census based on floor area completed to year-end 2020). For comparison, based on more comprehensive numbers from the Vancouver Park Board, CityHallWatch estimated that projects already approved, under construction or in the pipeline by Sept 2020 could accommodate 25,627 residents. Many of the projects under the WECP have involved the demolition of existing rental housing and displacement of renters, with expensive new rental units produced, and a large amount of strata condos. Where are the numbers on that? How many dwelling units have been lost? How many people have been renovicted?

Another important topic is money. The PBS update states: “Since 2013, approximately $182M in CACs and density bonusing contributions have been received through rezoning and development permits in the West End. This represents both cash and in-kind contributions that are completed ($15M), as well as cash and in-kind contributions currently under construction ($82M). The remaining $85M in cash contributions represent received cash that has been earmarked for spending on future affordable housing, childcare, parks and transportation and community facilities, as well as other public benefits in the West End. … Currently, there are approximately $163M in cash CACs “secured” (rezonings approved in principle by Council).”

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Public Information Session on Visioning Results for the future West End Community Hub (Wed, 8-Dec-2021)

From City of Vancouver website (https://shapeyourcity.ca/weconnect).

Public Information Session on Visioning Results for the future West End Community Hub
Wednesday, December 8, 2021
6 – 8 p.m. (online)
with Coast Salish artist and weaver Angela George

Click here to register: https://www.eventbrite.ca/e/we-connect-tickets-166220480933

(We’re not sure but if you register in advance you might be able to view a recording later.)

Help shape the future of the site that currently includes the West End Community Centre, King George Secondary School, Joe Fortes Library, and other important civic facilities.

W.E. Connect is a project led by the City of Vancouver, Vancouver School Board, Vancouver Board of Parks and Recreation, Vancouver Public Library, and the West End Community Centre Association. This work builds on previous community engagement processes and takes direction from the West End Community Plan(External link)VSB Long Range Facilities Plan(External link)Vancouver Public Library Strategic Plan(External link), and VanPlay(External link).

This project will produce a renewal plan – a document that will guide and direct the future of the site’s buildings, programming, and outdoor spaces.

  • The West End Community Centre will be replaced to meet the needs of the growing West End neighbourhood, including renewal of an ice rink.
  • King George Secondary School will be redeveloped to provide more spaces for students and meet seismic upgrade requirements.
  • Joe Fortes Public Library will be expanded to provide a larger library space.
  • The renewed community hub will likely have combined and shared programming spaces. Other potential uses that could serve the West End will be considered for addition or expansion in the renewal plan, including a relocation of Firehall No. 6, childcare, seniors’ spaces, and arts and culture facilities.

Public Information Session on Visioning Results on December 8, which marks the final steps of the visioning work created with the community during the W.E. Connect engagement process. The framework will reflect our commitment to reconciliation and declare the purpose and aspirations of the future West End Community Hub and will help define space use needs for the site.

In early 2022, participate in in-person events and complete an online survey to further explore the community’s space needs.

See our previous post https://westendneighbours.wordpress.com/2021/08/24/community-hub-renewal-plan/

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Summary of “public benefits implementation tracking” for West End Community Plan (to year end 2020)

Nearly three years ago, West End Neighbours starting asking the City to provide a public update on implementation of the West End Community Plan (WECP), which was adopted in 2013 (click link for the information we sought). The West End has seen a vast amount of demolition, demoviction, tenant relocation, construction, disruption, and change. The City is starting now to talk about upgrading amenities as part of the benefits of the WECP and is beginning to seek public input (see our previous posts). But as of today, no report has been provided to the public, though we understand from the planning department that something has been nearly read since May 2021.

This has not been announced or publicized by the City, but we have discovered this summary table and extracted it from from two rezoning reports for two tower applications going to a Public Hearing October 12, 2022 (see “Two more West End towers headed to Public Hearing October 12 (Tues): 47 storeys (1157 Burrard at Davie), 49 storeys (1450 West Georgia at Nicola)“).

These resonings are massive towers and give City Council and the public an opportunity to focus on implementation of the WECP. Not only the staff but also Council and the residents of the West End should have the opportunity to consider these two major rezoning requests in that context. We lament the fact that the City has not yet provided such a report to Council or the public as the date of this public hearing on October 12.

Many questions arise, but for now, we share this here.

Initial questions to consider.

Some initial comments and questions. What is the basis for the population growth numbers? These numbers show the net gain. How many dwelling units have been lost? How many people have been renovicted?

The number of housing units completed or under construction requires a context in order to be interpretable. This should be compared to at least two figures: Number of existing housing units demolished, number of market strata constructed.
What fraction of collected CACs and other relevant fees have been used for community benefits thus far. What is the total amount?

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Two more West End towers headed to Public Hearing October 12 (Tues): 47 storeys (1157 Burrard at Davie), 49 storeys (1450 West Georgia at Nicola)

Locations of 47 and 49 storey tower proposals in West End, going to Public Hearing October 12, 2021

(Update #2) On October the 1450 West Georgia tower was approved by Council, with Clr Swanson and Hardwick opposed. The 1157 Burrard rezoning final vote will occur in the Council meeting on October 19.

(Update #1) A Public Hearing on Tuesday, October 12, 2021 will look at TWO major towers in the West End, made possible by the West End Community Plan (adopted in 2013). How to West Enders feel about them? Are then in line with the West End Community Plan? Are residents getting enough back in return for the huge in height and density enabled by the WECP. WEN has been calling for an implementation report for a few years now. Nothing has come yet, but the planning department says it’s coming soon. West Enders are encouraged to review the proposals (particularly the two “referral reports” and then share their views with City Council in writing or by speaking. All details are on the meeting agenda.

One is a 49-storey (497 feet) mixed condo/market-priced rental tower at 1450 West Georgia (location W Georgia and Nicola), and the other is a 47-storey (469 feet) condo tower at 1157 Burrard Street (current site of the community garden at Burrard & Davie).

Below are the two items. Anyone interested is encouraged to review the PDFs of the referral reports. Further details of the rezonings can be found in the referral reports and at ShapeYourCity.ca. You are encouraged to write or speak to Council if you have any comments or concerns. Are the heights and designs appropriate? Has adequate consideration been given to impacts on the neighbourhood (views, shadowing, traffic, benefits, etc.)?

Public hearing full agenda – https://council.vancouver.ca/20211012/phea20211012ag.htm

Item 2. CD-1 Rezoning: 1450 West Georgia Street


Item 3. CD-1 Rezoning: 1157 Burrard Street

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CD-1 Rezoning: 1157 Burrard Street – (West End) Current site of Burrard & Davie Community Garden site in the West End, 47-storey condo, 469 ft height, 13.37 FSR (exceeding the Higher Buildings Policy of 375 ft). By having a “community garden” on the site, this developer has saved millions of dollars in property taxes (putting the burden on other taxpayers) while the land value skyrocketed (there are rumours also that garden users had to sign an agreement that they would never oppose future development plans on the site). The height is far above what was originally envisioned by the already-high “Higher Buildings Policy” adopted under Vision Vancouver. Enabled by the West End Community Plan, adopted in 2013 under Vision Vancouver.

  • – 289 units, 271 parking spaces
  • – $10.6 million cash proposed as Community Amenity Contribution (CAC), cultural amenity space
    – 1,466 sq. m, 37 childcare spaces
  • – Issues – significant shadowing, impacts

More information: https://shapeyourcity.ca/1157-burrard-st

Related coverage:

WEN – https://westendneighbours.wordpress.com/2019/03/20/47-storeys-proposed-1157-davie/
CHW – https://cityhallwatch.wordpress.com/special-topics/higher-buildings-downtown/expert-analysis/davie-burrard-in-west-end/
From 2011 – https://cityhallwatch.wordpress.com/2011/09/09/375-tower-at-davie-and-burrard/

********

CD-1 Rezoning: 1450 West Georgia Street (West End) at West Georgia and Nicola, a 49-storey, 497 ft mixed condo/market rental tower (162 rental / 193 condo), FSR 14.14. Another one being enabled by the West End Community Plan. $8.9 million cash is proposed as the Community Amenity Contribution (CAC) – supposedly all for amenities in the West End. This needs follow-up. Below is a review of the referral report by a core member of WEN.

More information – https://shapeyourcity.ca/1450-w-georgia-st

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Introducing the ‘Imagine West End Waterfront project’

The Imagine West End Waterfront team has shared information with WEN regarding consultation on the “Imagine West End Waterfront” project.

The team is working with the Vancouver Park Board and the City of Vancouver on a project looking at the future of “the West End’s iconic Salish Sea oceanfront parks, beaches, and streets.” The project is just getting underway and will be ongoing for the next two years.

Opportunities to get involved include participating on a project Community Advisory Group, taking part in an on-line discussion (Community Conversation), direct interviews, and activities the team will be organizing in the community and project area.

As a project, Imagine West End Waterfront will engage residents, businesses, organizations from the West End and across Vancouver to create a high level plan for the area that:

• Supports Vancouver’s commitment to reconciliation and decolonization
• Improves neighbourhood connectivity and access
• Upgrades services, facilities, and infrastructure
• Accommodates anticipated population growth and increased demand on the area
• Restores shoreline habitats and supports the ecological revitalization of the area
• Addresses climate change, sea level rise and improves the resilience of the area

The West End Community Plan (approved in 2013) identified potential needs for long-term improvements to the transportation system, parks, and public spaces in the area to support the growth in the West End. The project study area overlaps a network of parks and streets that make up a total of approximately 95 acres (38 hectares).

The project will also be working closely with Indigenous rights holders (Musqueam, Squamish, and Tsleil-Waututh Nations).

For e-mail contact, please write WestEndWaterfront@vancouver.ca. Project managers are Jordan McAuley, Park Board Planner and Sam Khany, City of Vancouver Senior Transportation Planner.

The project website is at vancouver.ca/west-end-waterfront.

Poster

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City to launch public process on ‘West End Community Hub Renewal Plan’ (West End Community Centre, King George Secondary School, Joe Fortes Library, other civic facilities)

Google aerial view showing subject area for “West End Community Hub”

The West End Community Plan was adopted by City Council in November 2013. One key feature of the plan was using the significant revenues expected from new developments enabled by the plan to improve public amenities, with 10,000 new residents originally expected over the 30-year life of the plan.

That’s why it’s nice to see that now in 2021 a team has been created at the City of Vancouver named “West End Connect” (W.E. Connect) and there are plans in store for public consultation to launch on September 21, 2021, for planning on what is now being called the West End Community Hub (see timeline for plan development below, right).

Some people received an e-mail on August 23, 2021 from “West End Connect” at the City of Vancouver (see below for a copy of the text).

It includes this link to the City’s public input portal: https://shapeyourcity.ca/weconnect.

West End Neighbours encourages residents and groups to check in on this project from time to time, sign up for updates, and get involved.

Excerpt from W.E. Connect web page:

To support this renewal, the City of Vancouver, Vancouver School Board, Vancouver Public Library, and the Vancouver Park Board are seeking input from the community to reimagine the site that currently houses the West End Community Centre, King George Secondary School, Joe Fortes Library, and other important facilities. This work will build on directions from the City of Vancouver’s West End Community Plan and the Vancouver School Board’s Long Range Facilities Plan.

The result will be a document that details a shared vision for the future of the buildings, programming and outdoor spaces at the site.

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Revised rezoning application: 36-storey tower at 1065 Harwood and 1332 Thurlow (Bosa/Henriquez) . Virtual open house ends 31-May-2021. Public comments.

Rendering – subject tower is on the left. A separate revised application is likely to come soon for the tower on the right. Image Henriquez Partners Architects.


For details see https://shapeyourcity.ca/1065-harwood-street-and-1332-thurlow-street

HAVE YOUR SAY on this proposed 36-storey tower, one of two twin towers at 1065 Harwood and 1332 Thurlow.

Deadline at this public comment phase is May 31, 2021. To see previous public comments and responses, click on the “Ask a Question” tab at the bottom of the Shape Your City page. (We have excerpted some further below, for the record.) To send your comments, click on “Send Your Comments” on Shape Your City.

The proposal is for the development of a 36-storey residential building (including roof access, mechanical and outdoor area) [up from 33 storeys in previous application].

There is a narrative behind this revised rezoning application.

Upon request from the developers in the fall of 2020, Council changed the West End Community Plan to save the developers from potential huge losses due to tougher market conditions for luxury condos and stagnated presales. Their previous profit model was broken. This application is coming back now with changes to 100% rental, three extra storeys, 16 feet more in height, an increase from 10.46 to 13.1 FSR, and an increase from 157 to 288 units.

This revised rezoning application includes:

  • 288 rental units (with 231 market rental units and 57 below-market rental units, totalling 288 units) [versus 59 luxury market condos units and 98 “social housing” units in previous application, totaling 157 units]
  • A floor space ratio (FSR) of 13.1 [up from previous application at 10.46]
  • A floor area of 21,033 sq. m (226,400 sq. ft.)
  • A building height of 96.3 m (316 ft.) [up from 91.4 or 300 ft.]
  • Building height sought is 36 storeys [up from 33 storeys]
  • Seven levels [up from five levels] of underground parking with 151 vehicle parking spaces, 11 accessible spaces, 534 Class A bicycle parking spaces and 15 Class B bicycle parking spaces.
  • The application is being considered under the “Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing” in the Burrard Corridor.

NOTE: A rezoning application was submitted in 2017 for the same site. The application was withdrawn in 2021.

If you missed the deadline of May 31 to post your Q&A, you can still contact these people:
Applicant: Kyle Wright, Project lead, Bosa Properties, Tel 604-801-7023, kwright@bosa.com

Rezoning Planner: Thien Phan, City of Vancouver, Tel Phone 604-829-9225, thien.phan@vancouver.ca

After May 31, the question portion online is closed, but comments can still be submitted via emails or phone call to the rezoning planner.

WEN comments: The developers abandoned their first attempts to build condo towers on these lots because they couldn’t make enough money on presales. Now they are trying to construct high-end buildings they will likely market to high-end renters and charge high-end rent. Details will come out in a few months in the staff report to City Council, a referral report seeking to go ahead to a Public Hearing.

Are developers offering anything to the neighbourhood? That is not clear at the moment. It appears to include no public benefits, common areas or greenspace.

Existing buildings at these sites are two storeys. Many (most? all?) existing tenants have been evicted for the development, which was enabled by the West End Community Plan. Developer Bosa and architect Henriquez Partners Architects had previously filed a rezoning application for this site (north tower). The original proposal, withdrawn in April 2021 was for a 33-storey tower, with the rezoning sought to change from RM-5A (Residential) to CD-1 (Comprehensive Development), including 59 market residential units on floors 18-33 [ave 3.8 units per floor], and 98 “social housing” units (under the City of Vancouver’s fraught definition – see “An update on Vancouver’s bizarre definition of ‘social housing’“) on floors 2-18 [ave. 5.8 units per floor]. The original proposed floor space ratio (FSR) was 10.46, and proposed building height 91.4 m (300 ft.), with five levels of underground parking having 157 vehicle parking stalls and 197 bicycle parking spaces.

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West End blanketed by proposed changes to Rental Housing Stock Official Development Plan (Public Hearing tonight 10-Dec/Thurs)

Areas in the West End affected by the staff proposed changes are coloured in dark green. What are the real implications? How many sites are affected? What are the risks to housing security?

It has just come to our attention attention that an item going to the Public Hearing tonight, Thursday, December 10, 2020, basically affects zoning across about 90% of the West End. City staff have prepared an item entitled “Amendment to the Rental Housing Stock Official Development Plan” which they refer to as a “minor amendment” and yet 13 neighbourhoods across Vancouver are affected, including most of the West End. We can vouch for the fact that there has been absolutely no outreach from the City to the West End regarding these changes.

If the staff really aim to get item #7 (CD-1 Rezoning: 349 East 6th Avenue) approved, the wisest thing might be for Council to only allow the changes for that one specific site. And as the City is in the midst of a citywide planning initiative known as Vancouver Plan, include the other areas in consultation on the citywide plan.

What are the implications of the proposed changes in the West End? There has been no analysis. Are there risks for existing renters? How many sites are affected? Could the proposed changes result in more renovictions or displacement?

Reference:

Zones affected: RM-2, RM-3, RM-3A, RM-4, RM-4N, RM-5, RM-5A, RM-5B, RM-5C, RM-5D, RM-6, FM-1). West End is in bold.

Here is what staff are recommending.
THAT Council approve the application to amend the Rental Housing Stock Official Development Plan (RHS ODP) By-law and to amend the RM-2, RM-3, RM-3A, RM-4,
RM-4N, RM-5, RM-5A, RM-5B, RM-5C, RM-5D, RM-6, and FM-1 District Schedules of
the Zoning and Development By-law, to allow for one-for-one replacement of existing rental housing units required by the RHS ODP on another site, that was subject to the RHS ODP before it was rezoned to allow for replacement housing and that is adjacent to the contiguous area of the zoning district of the site that requires the replacement housing, generally as presented in Appendix A and Appendix B of the Referral Report dated October 20, 2020, entitled “Amendment to the Rental Housing Stock Official Development Plan”.

There are potential risks with what staff are proposing. Could it open up the West End to the buying, trading and selling of protected rental stock between different sites with different district schedules? Perhaps.

The big point is that staff are asking Council to approve changes to zoning in the West End without having done the slightest public consultation and analysis of impacts, including threats to housing security for all.

 

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55-storey tower planned for Haro Street (overlooking Robson): Online open house 14-Dec-2020 (Mon)

The UrbanYVR website, which follows developments in Vancouver, reported on December 6, 2020, that another big tower is planned for the West End, enabled by the 2013 West End Community Plan.

This one is on Haro Street, between Burrard and Thurlow, just a block south of Robson Street.

55-storey tower planned for Haro Street site overlooking Robson
https://www.urbanyvr.com/55-storey-tower-city-view/

The proposal includes:

  • One 55-storey tower
  • One 15-storey tower
  • 42,000 square feet of retail space
  • A 49-space daycare
  • Total 516 units (450 strata condo and 66 rental units)

Two virtual open houses are planned.

Monday, December 14, 2020 – 12 p.m. – 1:30 p.m.
Monday, December 14, 2020 – 6 p.m. – 7:30 p.m.

To attend, please visit the website and sign up. The proponents have created a project website (www.1045harostreet.com). Please visit here if you wish to join the online open house. The project team will provide a presentation followed by a moderated question and answer session. Note that this event is one is organized by the proponents to get early input. The rezoning open house by the City will come later. See the screen grab of the project timeline below. More project information will be available for download from this website on Dec 14.

The current main building on the site was formerly a strata condo building less than 30 years old. The owners were bought out and the building converted to rental. UrbanYVR says that in 2017, the strata component 1045 Haro Street sold for $164,750,000 (BC Assessment).

This proposal is made possible only as as a result of the West End Community Plan, which allows for building heights up to 550 feet in “Burrard Corridor E”  (p. 50 of West End Community Plan).

Proponents include Intracorp, Forseed Group (no website, but appears to be Shanghai-based; according to D&B, it has 4 employees and sales of $1.23 million) and CM Partners (Singapore-based equity firm, which also bought into the Grouse Mountain Resort).

The architect is not yet announced. The promotions appear to be organized by Pooni Group, one of a special breed of real estate consulting firms and rezoning fixers.

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