Broadway Corridor Updates

[GenWhy?]

"Note: Existing Rental Units have been relocated to adjacent CD-1 Rezoning Site: 349 E 6th Ave. RHS ODP was previously amended at time of 349 E 6th Ave rezoning, to allow for replacement rental housing to adjacent sites."

I remember sitting in a meeting with developers and the City on this very issue and good to see we are allowed to do this!

[AlessioSBT]

Question.
It's my understanding that the broadway plan includes the redevelopment of the broadway street itself. Bigger sidewalks, more trees, patios, etc.

This particular phase it's not correlated to the builders because it's just public space, right?

So when should this happen exactly?
Because i see everywhere that the broadway plan will start after the completion of the new line, but if they are tearing apart a lot of the roads around the future skytrain stations (roads that are on broadway) i thought the revamping of the sidewalks was supposed to be included in that?

Or there is no timeline at all and they will just start to think about it after the new line?

[LeftCoaster]

Unfortunately the City has in my opinion blown it on this one and will be updating the street one block at a time as the funds are available. This is a pretty big miss IMO and will result in continual traffic issues and an incomplete neighbourhood for many years to come.

[jollyburger]

Originally Posted by AlessioSBT

Question.
It's my understanding that the broadway plan includes the redevelopment of the broadway street itself. Bigger sidewalks, more trees, patios, etc.

This particular phase it's not correlated to the builders because it's just public space, right?

So when should this happen exactly?
Because i see everywhere that the broadway plan will start after the completion of the new line, but if they are tearing apart a lot of the roads around the future skytrain stations (roads that are on broadway) i thought the revamping of the sidewalks was supposed to be included in that?

Or there is no timeline at all and they will just start to think about it after the new line?

There's more information here about the streetscape plans:

https://www.shapeyourcity.ca/broadway-public-realm

Q3-Q4 2024

Refine Plans

Council Decision

Implement! Incrementally, over the 30 year life of the Broadway Plan

The transformation of Broadway will be gradual and incremental through redevelopment and capital investment over years. The initial phase of implementation is provided through the subway construction at the station areas. Completion of streetscape improvements outside the station areas will be coordinated through an Implementation Strategy. The overall street design will also consider how active lanes can be accommodated in the future.

[Changing City]

Originally Posted by LeftCoaster

Unfortunately the City has in my opinion blown it on this one and will be updating the street one block at a time as the funds are available. This is a pretty big miss IMO and will result in continual traffic issues and an incomplete neighbourhood for many years to come.

I don't see any significant improvements coming to Broadway, given the decision they took. I'm guessing that the expectation of almost everything being built under the Broadway Plann being rental (so far we've had 36 towers; only one a strata building with the Francophone Centre) means no CACs. Council would have to use the Capital Plan to pay for the upgrades, and as we saw with the cheaped out patch-up of Water Street, (and the previous Council's reduced Granville Bridge redesign), spending money on the public realm isn't high on any Council's priorities these days.

[csbvan]

So, essentially upgrades will happen slowly through frontage improvements as Broadway addressed sites redevelop.

[logan5]

At the very least, the curb lane should be made available for patio space, which livens things up. I don't know how many restaurants will want to operate along Broadway though, given the generic nature of these mixed use developments. West 2nd at Olympic Village has developed a decent restaurant row, so there is hope.

[Changing City]

It's maybe worth noting that almost all the Broadway Plan towers we've seen proposed under the Broadway Plan so far are located off Broadway. (There are inquiries and proposals in the works that will see more towers on Broadway, but we haven't seen them on Shape Your City yet).

The exception is the revised twin tower proposal on the old MEC site that was rezoned on May 30th. Only one speaker spoke against it, and nine in favour. Similarly two wrote in opposition and 67 wrote in favour. It passed unanimously.

[csbvan]

Yes - plus 24 E Broadway, a few under construction towers that pre-dated the Plan, two hotel proposals, and we know that we will soon see the application submitted for the Translink-PCI Arbutus tower on Broadway.

[Changing City]

Originally Posted by csbvan

Yes - plus 24 E Broadway, a few under construction towers that pre-dated the Plan, two hotel proposals, and we know that we will soon see the application submitted for the Translink-PCI Arbutus tower on Broadway.

Indeed, there were projects like those, that started life as one thing before the plan was published, and in some cases have evolved into something else (not necessarily because of the plan, but because of changing circumstances or a new developer.)

I assume those projects will see the wider sidewalk that new Broadway buildings have been required to provide (by the building being set back) for at least 10 years, but I'm not sure if there's any change proposed to Broadway itself.

[FarmerHaight]

Originally Posted by AlessioSBT

Because i see everywhere that the broadway plan will start after the completion of the new line, but if they are tearing apart a lot of the roads around the future skytrain stations (roads that are on broadway) i thought the revamping of the sidewalks was supposed to be included in that?

Yes, the city has the timeline scrambled. During the Broadway bike lane debate, many cycling advocates pointed out what you're saying but for bikes: it is much easier (and cheaper!) to measure twice and cut once. Or, if you are already tearing up the entire street, why no re-build it with one eye on its ultimate future condition? The city's response was it's too difficult to alter subway ventilation shafts now, as the project is being built, but that it will totally be possible to retro fit bike lanes onto the street in the future if a different council sees things differently!

I understand that the city often lacks funding to do things when they make sense. However, this understanding doesn't make it less disappointing as a citizen.

[Feathered Friend]

Starting Thursday June 13, you will have the opportunity to learn and share your feedback on three projects related to Broadway Plan implementation.

City Hall Campus (known as Civic District) focuses on creating a long-term plan for the City lands around Vancouver’s City Hall.

Phase 2 of the Public Realm and Streetscape Plan focuses on improvements to the streets and public spaces in the area over the next 30 years.

Broadway Plan Review focuses on reviewing some of the Plan’s land use and built form policies including updates to reflect new Provincially legislated requirements for Transit-Oriented Areas (TOAs).

Open Houses:
Open House #1:
Date: Saturday June 15
Time: 11:00am to 2:00pm
Location: Vancouver City Hall (453 West 12th Avenue) in Helena Gutteridge Plaza (if raining, moves to Joe Wai Meeting Room)

Open House #2:
Date: Monday June 17
Time: 4:30 to 7:30pm
Location: Heritage Hall (3102 Main Street)

Open House #3:
Date: Thursday June 20
Time: 4:30 to 7:30pm
Location: Vancouver City Hall (453 West 12th Avenue) in the Joe Wai Meeting Room

Open House #4:
Date: Wednesday June 26
Time: 4:30 to 7:30pm
Location: Kitsilano Neighbourhood House (2305 West 7th Avenue)

From the most recent newsletter

[logan5]

Why are they reviewing the Broadway Plan when, as far as I can tell, it exceeds all mandates put forth by the Province's new TOD legislation?

[csbvan]

I expect some minor tweaks in a few select areas. There are likely a few areas where 20 storeys are allowable only with 20% non-market housing currently, but are within the 200m radius. These areas will have to density bonus on top of the provincially mandated 20 storeys. So we may see 20 storeys of rental permitted outright, with increased heights permitted for the provision of 20% non-market.

[Feathered Friend]

Originally Posted by logan5

Why are they reviewing the Broadway Plan when, as far as I can tell, it exceeds all mandates put forth by the Province's new TOD legislation?

There's a few blocks in Mount Pleasant's RT zoned areas, and to a lesser degree the ones in Kitsilano as well, where the TOA now allows more than the Broadway Plan.

While those will have to be aligned regardless to comply with provincial legislation, as csbvan noted, I would expect some further tweaks to respond to the new rules.

[Changing City]

Originally Posted by csbvan

I expect some minor tweaks in a few select areas. There are likely a few areas where 20 storeys are allowable only with 20% non-market housing currently, but are within the 200m radius. These areas will have to density bonus on top of the provincially mandated 20 storeys. So we may see 20 storeys of rental permitted outright, with increased heights permitted for the provision of 20% non-market.

To maintain the possibility of getting additional rental units, you're right that could be how the Plan will be tweaked. The provincial legislation also requires up to 20 storeys in the 200m zone as either rental or strata, so at the very least I think the plan would have to reflect that. Currently strata might be less.

It could allow up to 5 FSR (as in the legislation), but more density for rental with 20% below market, as the current plan allows. Additional height is probably already possible within 200m of most of the stations, although there might be the odd block that would have to be tweaked. (And I see Feathered Friend knows where they are).

[jollyburger]

MEC site

Laurel Clarke wrote a lengthy email to the city to express her disappointment in the project.

“The part that doesn’t make sense is two tall towers very close together on the same lot which is not even a full block long — wind tunnel anyone?” Clarke said.

“Also, the attempt to put a tiny park in between the two towers — which is going to be always in shadow other than an hour or so at lunchtime — makes no sense.”

Clarke said allowing the towers will add to “the further Hong Kongization of our beautiful city, since developers seem unable to think of anything but towers for housing.”

Added Clarke: “Please encourage them to concentrate on more lower-rise developments for rental units in the single-family areas that currently exist rather than just rows of towers on Broadway and elsewhere.”

https://www.biv.com/news/real-estate/mor...r-mec-site-on-broadway-vancouver-8908767

[seamusmcduff]

Hong Kongization? Get real haha, the tower spacing is more than adequate on this site, and the tower height is nothing outrageous.

[Migrant_Coconut]

If this were Hong Kong, the thing would be ~20 floors taller. She should be thanking the last three City Councils for their restraint.

Funny how NIMBYs always jump to HK for their height comparisons... guess London and Manhattan and Toronto are too prestigious and Caucasian to scare the rest of the neighbourhood.

[BaddieB]

To be fair, people bring up "Manhattan" as a negative all the time.