The Vancouver City Council’s Broadway Plan, initially heralded as a solution to the city’s housing crisis, is facing sharp criticism from residents and urban professionals alike.
At the heart of the controversy are proposals to build high-rise rental towers on streets beyond Broadway, including a contentious project at 2156-2172 West 14th Avenue.
Critics argue that such developments threaten the character of Kitsilano’s leafy residential streets, displacing vulnerable residents and replacing functional homes with suboptimal housing.
A Threat to Kitsilano’s Identity
The planned 18-story building on West 14th Avenue is emblematic of the debate. Situated on a street lined with older homes, duplexes, and triplexes, the proposed tower is viewed by critics as an imposition on the neighborhood’s charm.
Michael Geller, a retired architect, planner, and real estate consultant, expressed concern, writes that while densification is necessary, towers like these do not align with the community’s character.
“Buildings like this will seriously harm the character of surrounding neighborhoods and displace lower-income seniors and families,” Geller said, noting that the redevelopment often targets older, affordable rental units, forcing tenants to relocate during construction.
A Flawed Solution to Housing Affordability
While proponents of the Broadway Plan tout its commitment to 100% rental housing in new towers, including 20% below-market units, Geller questions its effectiveness. Existing renters are promised the right to return at their previous rates, but he remains doubtful about the plan’s feasibility. “Where will tenants go during construction?” Geller asked. “And will the new below-market units truly compare to what’s being lost?”
Concerns extend to the design and livability of the proposed units. Geller highlighted floor plans with glaring deficiencies, including minimal storage, cramped kitchens, and a lack of basic amenities like in-suite laundry. Such designs, he argues, fall short of meeting the needs of families and individuals seeking quality, affordable housing.
Broadway Plan’s Overreach
Originally intended to focus on transit-oriented development along Broadway, the plan extends from 1st Avenue to 16th Avenue, covering neighborhoods such as Kitsilano, Fairview, and Mount Pleasant. Geller argues this broader scope has gone unnoticed by many residents, leading to an “urban renewal” approach that replaces existing housing with towers and larger multi-family buildings.
“There’s room for new housing, but towers two blocks away from Broadway shouldn’t be part of the equation,” Geller said. He advocates for a moratorium on high-rises beyond Broadway to revisit and refine the plan, emphasizing a need for densification that respects the existing fabric of neighborhoods.
A Call for a Balanced Approach
As the public hearing for the West 14th Avenue project continues, the debate underscores the tension between housing needs and neighborhood preservation. Geller and other critics urge the City Council to consider alternative forms of densification, such as mid-rise buildings or townhomes, that would provide housing without drastically altering the character of these communities.
“We can’t maintain the status quo, but neither can we allow a proliferation of towers that don’t fit,” Geller concluded.
The Council faces a crucial decision: balance the pressing need for more housing with the preservation of Vancouver’s cherished neighborhoods. Whether the Broadway Plan can adapt to address both priorities remains to be seen.
Last modified: November 18, 2024
