Summary#
Council adopted an approval in principle for a rezoning at 1438–1444 Alberni Street, 711 Broughton Street and 740 Nicola Street, from DD (Downtown District) to CD-1 (Comprehensive Development district, a site-specific zoning). This is not the final zoning change: the CD-1 by-law must still be enacted, and the decision says the approval in principle creates no legal rights or obligation for the City to enact it. The stated aim is to replace much of the previous cash contribution with social housing while allowing the proposed development and public amenities.
- The proposed maximum density rises from 6.0 to 14.48 FSR (floor space ratio, a measure of building floor area relative to lot area); maximum height rises from 91.4 m to 135.2 m.
- The plan is for two towers, 43 and 48 storeys, with 314 strata homes, 69 rental homes and at least 75 social housing homes. At least 10% of the rental floor area must be below-market.
- The applicant must provide a 56-space childcare facility and transfer at least 75 social housing homes to the City, turnkey (built and ready to use). The City would also receive land for a small park.
- The new approval in principle replaces Council’s 2018 approval in principle. The decision also sets up future amendments to the Sign and Noise Control by-laws if the CD-1 by-law is enacted.
What it means for you#
- People living in the existing rental building: The site has 129 rental homes. The report says the proposal would replace them with 69 rental homes and at least 75 social housing homes. The approval in principle does not itself authorize construction or displace anyone. The report says 81 of 85 occupied homes are eligible under the City’s Tenant Relocation and Protection Policy; it does not detail each tenant’s individual outcome.
- Future renters: At least 10% of the rental floor area must be below-market. The report describes about seven such homes and specifies rent limits, but the future process for choosing tenants is not set out here.
- People seeking social housing: At least 75 homes would be secured for social housing for the longer of 60 years or the building’s life. At least 30% must be rented to households at or below BC Housing Income Limits; the rest may be rented at up to market rents. The City would select an operator later.
- Families and the public: The proposal includes a public childcare facility and a park parcel. Park design and programming would be decided later through Park Board processes.
- Nearby residents: The project’s height and density would be permitted only if the CD-1 by-law is enacted and approval conditions are met. The conditions include limits on added shadow impacts and further design work. Staff say they could not fully assess the proposal against updated protected view cones because updated studies were missing.
Money#
The materials identify expected development contributions, but do not give a full estimate of City costs or ongoing expenses.
- The report estimates $17,994,916 in Development Cost Levies and a $1,097,224 public art contribution.
- The applicant offers at least 75 social housing homes valued at $60,346,800, a turnkey childcare facility valued at $15 million, and park land. The report says the earlier childcare value was $10 million and that the revised offer replaces the earlier cash Community Amenity Contribution with in-kind benefits.
- The report gives two different figures for the earlier cash contribution: $67,982,700 and $67,892,700. City staff say the revised benefits have equal value to those secured in 2018.
- The report says Triangle West Development Cost Levies will fund construction of the new park. It does not state the park’s construction cost or the City’s future operating costs for the childcare and social housing.
What is unclear#
- The final CD-1 by-law has not been enacted. The approval remains subject to conditions, and the City is not bound to enact the by-law.
- The applicant had not provided a complete updated drawing package when staff prepared their review. Staff relied on earlier drawings and say updated view-cone studies were missing.
- The City will choose a social housing operator later. Rents, operating and maintenance costs, monitoring, and reporting are to be considered in a future report.
- The report does not give a detailed timeline for the zoning enactment, construction, or delivery of the homes and childcare.
- The report’s two figures for the previous cash contribution conflict.
Case for#
- City staff say the revised offer would provide at least 75 social housing homes instead of much of the earlier cash contribution, while keeping the childcare and park offers.
- Staff say the social housing homes would be secured for at least 60 years or the building’s life, and that the proposed benefits are equal in value to those secured in 2018.
- The proposal includes 69 rental homes, with at least 10% of rental floor area below-market, as well as strata homes, childcare and park land.
- Staff say the application is consistent with the Vancouver Official Development Plan and that the added density supports the City’s public-benefits strategy.
Case against#
- The proposal would replace 129 existing rental homes with 69 rental homes and at least 75 social housing homes. Some public comments questioned the reduced rental count and how the social housing would be delivered.
- Residents who commented raised concerns about loss of sunlight, views and privacy, construction impacts, traffic, and neighbourhood character. The report’s response relies in part on the proposal’s consistency with the 2018 building form.
- Staff could not fully assess the proposal against updated view cones without new studies. The report also says the tower floor plates are larger than the community plan’s typical maximum.
- The report does not provide the full future costs of operating and maintaining the City’s childcare and social housing.