Broadway Plan: Why am I worrying about neighbourhood character when we have a housing crisis?

The Public Hearing for three Broadway Plan towers continues tonight.

Above is an illustration of the proposal at 2156-2172 West 14th which I find most objectionable. In my opinion, buildings like this, in the middle of a lovely, leafy street lined with charming older homes, duplexes, triplexes, will seriously harm the character of surrounding neighbourhoods.

Often when I say or write this, people respond by asking why am I worrying about neighbourhood character when we have a housing crisis, ?

Well, if I thought building a lot of 18 storey buildings would solve the housing crisis, I might be less concerned. But I know, and many of my colleagues know that all these towers will do little to solve the housing crisis. But they will do serious damage to the surrounding neighbourhood character, and upset the lives of lower income seniors, families, and others living in the older buildings thar will be demolished to make way for the towers. So why is this happening? I'm afraid it's a fault in the Broadway Plan.

While I support higher density, highrise buildings near transit stations, there are many things wrong with this aspect of The Broadway Plan.

• When the plan was initially approved, so much attention was given to protection of existing renters few people realized the plan didn't just apply to Broadway; it stretched from 1st avenue in the north, to 16th avenue in the south.

• Many of these streets in Kitsilano, Fairview and Mount Pleasant, are quite lovely, with a broad mix of rental and ownership housing choices - duplexes, triplexes, and small apartment buildings.
  

• Sadly, the plan calls for an urban renewal of these streets with 17-20 storey towers, and new, larger multi-family buildings in between. Of course, some of the existing buildings will remain. The hope is that all this new housing, especially the towers which will be100% rental, will provide new affordable rental housing.
  

• It will, to some degree. 20% of the units in the towers are to be below market. Existing tenants will have the right to move back into these towers at the same rent they are paying now. This sounds fantastic. But will it really happen? That remains to be seen. A bigger question is, notwithstanding the tenant protection measures, where will all the people being evicted move in the interim?

• Another question is just how many more below market units will be built and how will they compare with what's there now?

• What is already obvious to me is that many of the new apartments will not be as livable as the existing apartments. Sure, they'll be new, but they'll be much smaller. Based on the plans for one of the projects going to Public Hearing tonight, they won't be very livable. Why do I write this? Just look at the layout of this two-bedroom suite.

• While it has two bedrooms and two bathrooms, do you see an entry closet?  Any built-in bedroom closets? A linen or broom closet? Storage? 

• Now let's look at the kitchen. What's that tiny space beside the sink? There's hardly room for a dishwasher. So where are the drawers? The cupboards? Yes, there's one under the sink. And that might be a pantry, but that's not a functional kitchen layout for a family with children. By the way, where is the washer and dryer?

• 
  
  
• Here's the 3-bedroom version, likely for a family with two or three children. Yes, this one has a storage room - the space is excluded from the floor space area FSR calculations - this is useful space since once again, there's no entry closet, no built-in bedroom closets, a tiny kitchenette and again, no washer and dryer. What's going on here?
• 
  
• Another absurdity is that this design is not just for the affordable housing. It appears to be the design for the market rental housing as well. Urban land economists and developers expect units like this will have to rent for $5.50+ per sq.ft. per month. That's $4,000 per month and more, plus parking, if there is parking, for this suite.

• To be honest, I'm less concerned about this since market tenants paying $4000 plus per month can move. The lower income households who are lucky enough to get a below-market unit, even one with no closets and a tiny kitchen don't have the choice.

• So. please tell me. Why are we potentially destroying, yes destroying the character and quality of West 14th between Arbutus and Yew to build this awful building, that looks like it belongs in Dubai, not Kitsilano? And doing the same for many other streets in Kitsilano, Fairview and Mount Pleasant? Please tell me.

So what's the solution? I hope Council will listen to the concerns, not just from those who might be considered NIMBYs, but also all the planning professionals who know this is wrong. Hopefully, it will agree that a moratorium on new towers more than 2 blocks away from Broadway is warranted, so that the plan can be modified to allow a different type of densification of these streets. There is plenty of opportunity to build new housing. Maintaining the status quo is not an option. But neither is a proliferation of towers off Broadway.

Overwhelming Density for the sake of Assumed Affordability #1 -CITY HALL WATCH November 9, 2024 - Precis of Carole Taylor Interview and related articles

B.C’s Housing Conundrum Carole Taylor – interview with Michael Geller covers housing policy, Broadway Plan, Kitsilano tower rezonings (including one going to Public Hearing Nov 12).

Posted on November 9, 2024 by urbanizta

Preamble: November 2024 is a crucial month for housing in Vancouver, particularly regarding the Broadway Plan. This interview with Michael Geller by Carole Taylor covers many crucial points and is very timely. Please read on, and watch the interview.

Over the course of her career, veteran journalist and politician Carole Taylor has covered the major issues of Canadian and global affairs. Carole Taylor’s Journal (http://www.caroletaylorsjournal.ca) is “a public affairs dialogue that digs deep into the most pressing issues of our times.” In the view of CityHallWatch, it is highly recommended, with great guest interviews. On October 3, 2024, prior to the October 19 provincial election, she hosted Michael Geller, architect, as part of a series on B.C’s Housing Conundrum. Watch the whole interview on YouTube. Below, we have provided bullet points summarizing his comments on the controversial Broadway Plan, which is picking up steam and is set to be turbocharged (possibly on November 26, 2024). Petitions calling for a Rethink of the Broadway Plan have thousands of signatures (see https://www.change.org/p/rethink-the-broadway-plan). A massive rally is planned for City Hall at 1 pm on Saturday, November 23 (details pending). Several Broadway Plan tower rezonings go to Public Hearing this month (see list below).

BC’s Housing Conundrum (w/ Michael Geller, architect) – Carole Taylor’s Journal

Above is the YouTube of the 3-Oct-2024 “BC’s Housing Conundrum” series interview with Michael Geller, architect, on Carole Taylor’s Journal.

Next below is a list of rezonings in November under the Broadway Plan, followed by bullet points of Carole Taylor’s interview with Michael Geller (with huge thanks to volunteer Josh for summarizing the points). This episode focused on provincial housing initiatives, chiefly the political decision of the BC NDP provincial government to override the municipal responsibility for zoning, mention of an example of much tauted L2 rental project that went so far astray, and the Broadway Plan in Vancouver, with special reference to an 18-storey tower proposed at 2156-2174 West 14th Avenue (going to Public Hearing on 12-Nov-2024).

List of Broadway Plan tower rezonings in November 2024 alone.

• On November 12 (link for agenda) there’s 3983-3991 West 10th Ave, 888 West Broadway (formerly 878-898 West Broadway), 523-549 East 10th Ave, 701 Kingsway, 2156-2174 West 14th Ave (18-storeys on a quiet side street), and 2175 West 7th Ave (demoviction of affordable rentals).
• Another Public Hearing will be held on November 26 (link here, but agenda not yet posted) as of Nov 9). Check back here for list. Likely to include 1960 West 7th Ave.
• Meanwhile, the Regular Council of November 12 (agenda link) will receive referral reports for three more tower projects in the Broadway Plan area, including 1726 West 11th Ave, 8 East Broadway (text amendment, formerly 2-24 East Broadway and 2520 Ontario Street), and 1365 West 12th Ave.
• CityHallWatch has covered many of these projects. Copy/paste the address in our search field to find articles.
• For an updated map of 100-150 projects in the pipeline in the Broadway Plan area, compiled by CityHallWatch (and going far beyond what the City has announced publicly) see our updated “Maps of Broadway Plan rezoning applications.”
• We note that the City Manager is far past his deadline for providing a memo to Council with his quarterly update on Broadway Plan Implementation, which was due in October.

*************

Below are bullet points summarizing Michael Geller in the October 3, 2024, interview on Carole Taylor’s Journal.

• Question: With all of the initiatives from the provincial government, overriding municipal rights to re-zoning, is this a good thing or a bad thing?
  • The intentions are good. Encouraging small scale, multi-unit housing is terrific, but the implementation is too heavy handed.
    • The notion that every single-family lot in communities larger than 5,000 square feet should be eligible for a 4-6 unit development is over-reach. Geller agrees with those who feel that communities don’t have sufficient infrastructure to support such developments (e.g., no parking).

• Topic: There is a large building going up on Larch Street [see CityHallWatch post “Unaffordable Kitsilano rental project draws intense media scrutiny“], controversial because it’s draw was the inclusion of 20% affordable rental units. 
  • Having looked at the plans, Geller feels the affordable rental units are virtually unlivable, simply too small.
    • Certain minimum standards should be maintained. Everyone is welcome to live in a small space, if they have choice, but being forced into a such a small space due to housing scarcity isn’t choice.
  • Geller feels politicians are being seduced to approve buildings that shouldn’t be approved, just to get the 20% below market rental units.

• If you look at cost benefit analysis, the government benefits granted to developers in the form of subsides fail to outweigh the positive impact of developer’s affordable housing initiatives.

In the case of Larch Street, the developer [Jameson] received:

1. A density bonus from the City
2. A wavier on development cost charges
3. Then after the development was approved, the provincial government offered a beneficial financing rate for the project and a high ratio loan

• Q: What are your ideas for how to get more low rent units built?
  • Geller would revert to developments funded by nonprofit societies, allowing those buildings to operate with a mix of government subsidies.
  • This way, you get more value for money, when compared to developments that are 20% affordable, 80% market value.
    • In fact, on top of supporting the 20% below mark units, government subsidies are contributing for a portion of the 80% market value units. Paradoxically, this can lift the price of new and existing housing.

• Often times the concession and subsidies granted to developers are predicated on rental units aligning with provincial regulations which promote affordability.
  • However, several years later these regulations may change, and units designated as affordable start to be treated no differently than market value units. When one tenant leaves, the unit price is raised.

• Topic: The new provincial zoning regulations allowing for high-density development along transit corridors are causing discontent amongst affected communities [see CityHallWatch post – “‘Transit-Oriented Development’ (TOD) maps” and “Undemocratic BC Bills should be rescinded“]
  • Geller feels the City needs to put a moratorium on allowing 18 story towers on duplex lined streets (whether in Mount Pleasant or Kitsilano).

• Geller notes there exists a widespread idea at the City council level that density will result in affordability. This notion is a myth, he says.
  • Developers buy land by the square foot, and the price of land is set by how it’s zoned. Properties zoned for more square footage net a higher price.
  • There are developers operating along the Broadway corridor who are seeking 80/20 buildings approvals, only to flip the package to a different developer for a premium. In turn, heightening costs.

• With the exception of a few Vancouver City Planners, most people missed the consequences of the Broadway plan when it was initially passed [June 2022, and went into force based on a motion by then mayor Kennedy Stewart on 1-Sept-2022, pre-empting the Oct 2022 civic election].
  • At this time, Geller feels the council needs to be convinced to hold on approving high-density developments in duplex zones, such as the proposed development at 14th between Arbutus and Yew. [Pubic hearing Nov 12, 2024, link here]
    • Studies need to be conducted on such areas first, to assess the potential impacts.
    • Approving an 18-story building where it doesn’t belong sets a bad precedent. 

• Geller notes, nothing is set in stone. Depending on the outcome of the October 19, 2024, election [in which David Eby’s NPD government won a bare majority, with 47 seats the minimum required for a majority] things could change dramatically.

• Geller feels the best approach to addressing affordable housing is increasing incomes and stimulating economic activity, then targeting social housing dollars is the ultimately the way to go.

*************

RELATED MEDIA COVERAGE FEATURING COMMENTS BY MICHAEL GELLER – BROADWAY PLAN, 18-STOREY TOWER IN DUPLEX ZONE ON 14TH AND YEW, ETC.

Vancouver’s Kitsilano neighbourhood braces for 23 new towers – Developers are targeting the beachside Kitsilano neighbourhood now that the Broadway plan has opened up the construction floodgates (Douglas Todd, Vancouver Sun, 08-Oct-2024). Link: https://vancouversun.com/opinion/columnists/kitsilano-neighbourhood-braces-23-new-towers

Letter: Changes need to be made to ‘flawed’ Broadway Plan. “After five decades trying to create affordable housing in the public and private sectors, I have learned that while it is difficult to create affordable housing without density, higher densities do not always equate to affordable housing.” (Michael Geller, Vancouver Is Awesome, 8-Mar-2024). [In the article, critiques the tower proposal at 2156 – 2172 West 14th Ave “a lovely leafy street lined with attractive duplexes” and points out two similar buildings proposed by HAVN on Carolina Street and Manitoba Street. He shreds the financials of the project.] Link: https://www.vancouverisawesome.com/opinion/letter-changes-need-to-be-made-to-flawed-broadway-plan-8414313

Michael Geller: Some personal musings on the Broadway Plan (Michael Geller, The Georgia Straight, 22-Apr-2024) Link: https://www.straight.com/news/michael-geller-some-personal-musings-on-broadway-plan

18-storey Kitsilano rental housing tower proposed near SkyTrain’s future Arbutus Station (Kenneth Chan, The Daily Hive – Urbanized, 19-Dec, 2023) https://dailyhive.com/vancouver/2156-2172-west-14th-avenue-vancouver-rental-tower-havn

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Carole Taylor's Journal - B.C.'s Housing Conundrum- October 3, 2024

Last month I sat down with Carole Taylor to discuss the provincial government's Bills 44 and 47 and the City of Vancouver's Broadway Plan. As noted above, 

Carole is a woman of substance who walks with the giants she interviews.Perhaps one of Canada’s most admired women, Carole was a broadcasting pioneer long before she was elected as an independent Vancouver City Councillor. 

The challenge chronicling Carole’s career is the depth and breadth of it. Chancellor of two Universities, Simon Fraser and the U of T's Victoria College, Chair of the Vancouver Board of Trade, Chair of the Port of Vancouver, Chair of CBC, yes, THE Canadian Broadcasting Corporation and Board member to numerous organizations.

Not to mention her time as the Minister of Finance for the Province of British Columbia. During her term she ushered in North America’s first carbon tax and in doing so set a model that has been studied and emulated in multiple jurisdictions on earth.

Oh, and let’s not forget to mention that she is a member of the Order of Canada and the Order of British Columbia who enjoys a robust glass of wine at a picnic dinner.

I have known of Carole since my university days in Toronto, but only met her in person in 1974 shortly after arriving in Vancouver with CMHC. I got to know her a bit better when I was put in charge of CMHC's involvement with the South Shore False Creek redevelopment and then Mayor Art Phillips and Carole changed the public perception of the community by announcing they were moving in to a townhouse in the development above the corner store.

Years later, Carole and Art purchased a penthouse at Bayshore where for ten years I was the Development Manager on behalf of the AOKI Corporation. I also had discussions with her during the time she served on Vancouver City Council, and was Board Chair of the Port during the competition to select a developer for the Vancouver Trade and Convention Centre Expansion, for which I was the provincial government's project manager.

Carole had her start in television and is exceptionally good at it. Which is why in recent years she has hosted two excellent programs undertaken in partnership with Stu McNish of Oh Boy Productions. One is BC Legends  https://www.bclegends.ca/ 

The other is Carole Taylor's Journal https://www.caroletaylorsjournal.ca/

Here is a link to our interview. https://www.caroletaylorsjournal.ca/episodes/013-michael-geller-bc-housing-conundrum  Thanks Carole for providing me an opportunity to share my thoughts. I know that many watch your show since they called to tell me what an excellent interviewer you are!

LIVE IT UP! -The Lifestyle Foundation - Vancouver Art Gallery - One month later!

Inside: the gallery was transformed to allow guests to enjoy an evening of celebration 

One month ago today, I had an opportunity to participate in 'LIVE IT UP', a most spectacular evening at the Vancouver Art Gallery. It was orchestrated by the Lifestyle Foundation, a non-profit organization that I wrote about in a previous blogpost https://gellersworldtravel.blogspot.com/2024/09/designing-for-pets-designing-with.html. 

I was introduced to the organization by former Vancouver City councillor and SUCCESS CEO Tung Chan, a prominent and respected individual in Vancouver's Chinese community, and The Lifestyle Foundation’s Honorary Chair.

The production team recreated the winning entry from the 1976 Vancouver Sun interior design competition for which I had served as a juror.

I must confess, when I first learned about the organization and its ambitious plans, I questioned whether the event would proceed as planned. After all, we often hear about organizations wanting to arrange major community events, only to see the plans watered down as the date draws nearer. In this case, it was the opposite. 

Outside: a red carpet greeted the elegantly dressed guests

Upon arrival at the Art Gallery, I was directed to the rear entrance where a red carpet covered the outdoor stairs. There were a lot of very glamorous people milling around and while I had put on a dark suit and tie, I felt a bit underdressed. But rather than try to put into words what I saw and experienced, below are some photos and a Press Release put together by the organizers, describing the evening and what was accomplished, both for the city, but also for 'Cause We Care' another worthy non-profit organization that had been selected by the organizers as the charitable beneficiary of the event.

2024 North American Lifestyle Awards Night: A Fusion of Creativity and Life

Vancouver, September 24, 2024* — The 2024 North American Lifestyle Awards Night was successfully held at the Vancouver Art Gallery, co-hosted by The Lifestyle Foundation and iQIYI, with event planning by the WeDo team. The event featured top-tier Hollywood photographers and was strongly supported by industry leaders such as Huanli Financial and China Southern Airlines. This gathering seamlessly blended creativity, lifestyle, and philanthropy, drawing guests from various sectors.

Immersive Experience: The Puzzle Journey

The event’s theme was inspired by Georges Perec's novel *Life: A User's Manual*, centered around the concept of a "puzzle." Guests were invited into a mysterious "Paris apartment," where they unraveled fragments of a story about a missing resident through interactive puzzles, exploring complex themes of identity and relationships. This journey of discovery offered guests an engaging experience that combined storytelling, thought-provoking puzzles, and self-reflection, encouraging a deeper exploration of life and identity.

Innovation in Lifestyle

The Lifestyle Foundation’s Honorary Chair, Tung Chan, shared the foundation’s vision of enhancing community development by improving individual quality of life. He emphasized that "vitality, creativity, and aesthetics" are core principles of the foundation, encouraging everyone to inspire change and happiness through small, everyday actions, thereby creating a positive impact on society.

During the event, iQIYI Vice President Geng Danhao expressed excitement about future collaborations, pledging to continue supporting innovation in lifestyle. Michael Geller, a Vancouver architect and urban planner, praised the selection criteria of the awards, highlighting the importance of design innovation in enhancing well-being.

The Power of Charity: Live It Up Foundation’s Commitment to Care

During the philanthropic segment, The Lifestyle Foundation’s founder, Shasha Liu, announced a donation of $10,000 CAD to the Cause We Care Foundation, aimed at supporting low-income single mothers by providing the resources they need to improve their living conditions. Cause We Care Foundation’s founder, Andrea Thomas Hill, expressed gratitude, sharing how the donation will assist more families in achieving a better life.

Huanli Financial: Merging Wealth and Social Responsibility

As the premier sponsor of the 2024 "Live it up" North American Lifestyle Awards, Huanli Financial is dedicated to combining wealth management with social responsibility, offering comprehensive asset planning and management services for high-net-worth families. The company believes that wealth is not just personal accumulation but a source of societal welfare. Huanli Financial actively participates in philanthropic projects, supporting cultural arts and community development, with the aim of creating a better future alongside their clients. The company advocates for sharing and giving back to society, inviting more people to join in this journey of mutual benefit between wealth and philanthropy.

Conclusion

The 2024 North American Lifestyle Awards Night was a celebration of creativity, lifestyle, and charity. Through thoughtfully designed immersive experiences, the event allowed guests to delve into profound themes of identity and life, showcasing efforts from various sectors to drive innovation and social care. The Lifestyle Foundation will continue to collaborate across industries to promote lifestyle innovation and philanthropic endeavors, striving to build more harmonious and compassionate communities.

No celebration is complete without music and dancing!

I was pleased to meet some of the other Lifestyle Foundation staff!

On the left, a prominent influencer in the Chinese community! :-)

Appreciation and Media Coverage

The Lifestyle Foundation thanks the media for their attention and coverage of the event and looks forward to working together with society to create a brighter future for North American lifestyles.

Development Community wary of "uncertain minority government. Business in Vancouver October 20, 2024

Prior to last night's election results were know, BIV Journalist Glen Korstrom called to ask my thoughts on how the election outcome might impact the development community. While there are many others who are more knowledgeable and in a better position to comment, I was happy to offer some thoughts based on my recent experience with Bills 44 and 47 and changes to muncipal bylaws.

Bills 44 and 47. For one thing, if the NDP won, there was no doubt the recent Bills 44 and 47 resulting in considerably more densification in every town and city with more than 5000 people would remain in place. However, if the Conservatives won, these Bills could well be rescinded, prompting great uncertainty as to whether municipalities would also rescind the Bills.

Developers hate uncertainty. I told Glen that just as investors in the stock market hate uncertainty, developers do too. Over the past year, several of my clients have been holding off on projects not knowing the ramifications of the new legislation, especially Bill 47-Transit Oriented Development. 

Will higher densities always be allowed? How will Community Amenity Contributions be calculated? Who will determine whether additional sewer and water servicing will be required to accommodate higher densities? Is there enough electrical power to accommodate all these new developments?

Rent controls. What will happen to allowable annual rent increases if the Conservatives get in. 

No clear winner? Alternatively, what will happen if there is no clear winner and the Greens hold the balance of power? This, to my mind would be the worst possible outcome. 

Vacancy Control. For one thing, in the past, Sonia Furstenau and the Greens have wanted to implement Vacancy Controls/ This means a landlord cannot raise the rent beyond the annual limit even when a tenant moves out. This could be disasterous for many existing and new projects.When I tweeted out this sentiment, I was contacted by her office since she wanted to discuss it further. I eventually had a one-hour discussion with Adam Olson trying to explain why this would be harmful.

Before ending our conversation, I told Glen that one thing that hasn't been proposed by any party, or discussed, is whether a modified form of rent control, similar to that in Ontario that allows different increases based on whether a building is existing or new. More specifically, new Buildings, built and first occupied after November 15, 2018 are exempt from Rent Control. If the property was built and occupied after this date, landlords can raise rent by how much ever they want.

While this may be another topic for another day, below is Glen's story that appeared today.

B.C. business owners wary of "uncertain" minority government

77Prior to

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Photo: DARREN STONE, TIMES COLONIST.

Voters cast ballots at George Jay Elementary School in Victoria in the 2024 provincial general election

Business loves certainty and the only certainty in a minority legislature is uncertainty.

That is not good, according to business leaders. 

As of Sunday morning the BC NDP has 46 seats, the BC Conservatives have 45 seats and the BC Greens have two seats. 

Votes are not entirely counted so the result could change.

The Greens, as of now, however, hold a balance of power. This is a similar situation to 2017, when there was a minority government and the Greens threw their support behind the NDP, and signed what the two sides called a confidence and supply agreement. 

The Greens then backed the NDP and voted with them until then-NDP Premier John Horgan called a snap election in 2020, without first consulting with the Greens and breaking the promise he made to the Greens to govern for four years until the next fixed election date.

Minority governments have been few and far between in B.C. as the previous most recent minority government to 2017 was the W.A,C. Bennett minority government in 1952.

"The worst of all options would be a BC Greens-NDP coalition," Independent Contractors and Businesses Association of B.C. (ICBA) CEO Chris Gardner told BIV.

"If you listen to [BC Greens leader] Sonia Furstenau now, committing what she would want the NDP to do, I will say that it will be a very, very expensive and costly term of government for B.C."

While the Greens won two seats, Furstenau was not one of them. Rob Botterell was ahead with nearly all votes counted in Saanich North and the Islands while Jeremy Valeriote is ahead in West Vancouver Sea to Sky with nearly all votes counted.

Geller Group president Michael Geller expressed dismay to BIV about the result. His company specializes in planning and real-estate consulting for a variety of large and small residential and mixed-use projects.

"They often say the worst thing for the stock market is uncertainty, and the worst thing for the development community is uncertainty," Geller said.

"With no clear-cut decision and one that is uncertain, I think we'll see a lot of development simply stall." 

Other business leaders were hopeful.

“We hope that all parties can come to a swift agreement to form a stable government that will focus on building a strong economy," said the Canadian Federation of Independent Business’ (CFIB) director for B.C. and western economic policy, Jairo Yunis.

"Small businesses across B.C. are looking for certainty and leadership that will support their ability to grow, invest, and create jobs. We are eager to work with all parties to ensure that the needs of small businesses are prioritized in the weeks and months ahead."

Others were taken aback. 

"Things are going to get interesting," said Business Council of British Columbia (BCBC) CEO Laura Jones.

"It is so hard to predict how things will work out. We will work with everyone to really make sure that the importance of a strong economy is understood."