The plan to build tall towers in an already densely populated area of British Columbia’s largest city raises questions about how urban centers can be habitable and affordable as the population grows rapidly in the coming decades.
With the construction of a new subway line under Broadway, a busy street in Vancouver that runs through many neighborhoods, city planners have taken the opportunity to increase the number of homes in one of Canada’s most expensive cities.
Broadway’s plan calls for the existing homes on the line to be replaced with high-rise towers that can accommodate up to 50,000 more residents. Near SkyTrain stations, mixed-use buildings of up to 40 floors can be allowed, while older rents, often small buildings of 10 units, can be replaced by residential complexes between 15 and 20 floors.
The plan comes at a time when accessibility is a major issue, not just in British Columbia, but across the country: Municipal, provincial and federal governments are looking for ways to increase housing stock and hopefully reduce the cost of living for average Canadians.
The area is currently home to more than 78,000 people, and according to Mayor Kennedy Stewart, about 25% of the city’s tenants live on this corridor. The proposed changes will add up to 30,000 homes over the next 30 years.
Fight for the future
But some existing residents are concerned about accessibility and growing density, as this particular neighborhood is home to much older, smaller apartments that do not cost tenants their full salary, unlike other areas in the western part of the city.
Residents against the Broadway plan gathered for a rally on May 7 in front of City Hall. (Jane Frost)
Last weekend, a rally was held in front of the town hall by people who claimed that the city’s draft plan would fundamentally change the nature of the city.
“We want to stop the concrete canyons,” said organizer Bill Tilleman, who said the tall buildings would be inaccessible to many residents. “We already know that the new buildings in Vancouver are very inaccessible.”
But people who support the project say the Metro Vancouver region is expected to grow by one million in the next 30 years and it is already difficult to find housing. There are also services in the area such as a hospital and a town hall. City planners say it makes sense to create housing opportunities there.
The streets around Broadway are lined with small, relatively affordable residential buildings. (Courtney Dixon / CBC)
“If we don’t do that, then what?” said Charles Montgomery, an urban planner living in Vancouver.
“It is essential to build more housing, multi-family housing, especially close to where people work.”
Early edition 9:22 Charles Montgomery on the proposed Broadway tower
Urbanist and writer Charles Montgomery has responded to opposition to Broadway’s proposed high tower on Granville Street in Vancouver, the type of project he says is needed to tackle the Vancouver housing crisis.
Vancouver city designer Theresa O’Donnell says the Broadway area accounts for about 20 percent of the city’s growth.
The neighborhood is also home to more than 84,400 jobs, and about 42,000 jobs will be added over the next three decades.
An illustration from the Broadway plan shows the intention to introduce new high-rise buildings around Broadway to make room for more housing and work opportunities. (Broadway / Vancouver City Plan)
Protections for tenants
The city also promises not to evict existing residents. Stewart says the plan has been amended to “include the strongest protections for tenants in the country.”
If the tenant is required to relocate, he will either be “generously compensated” or will be guaranteed the right to return with rent at or below his current rate.
The new Broadway subway line is under construction and is expected to be operational in 2025 (Courtney Dickson / CBC)
Project Director Matt Shilito says anyone temporarily relocated due to development will go through a needs assessment to find out what kind of space they need when they return to ensure they move back to the unit. that suits their lifestyle.
He said 35 per cent of the rooms would have to have two or more bedrooms to accommodate families.
But the tenants’ union in Vancouver is not convinced that the city will actually protect tenants.
“Tenants have built their homes and these communities in Fairview and Mount Pleasant. It is up to tenants to oppose the impending gentrification and displacement,” organizer Mazdak Garibnavaz said in a statement.
O’Donnell acknowledged residents’ concerns about displacement and change, but told residents it would be a slow process.
“When you look at it now, it may seem like a lot, but it won’t happen in 30 years. We do not want this corridor to do more than it can reasonably do. “
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