EcoDensity: making Vancouver sustainable, livable, affordable

[Sheba]

Can apartment blocks exist on Vancouver side streets? Why not?

The idea that apartment buildings should be built along busy commercial arterials — and not on quiet, leafy side streets — is a widely and deeply held belief in Vancouver, but it’s by no means universal.

City staff and politicians often hear from folks, especially homeowners, who view the character of Vancouver’s residential side streets as sacrosanct. But many renters, a group who make up slightly more than half of Vancouver households, say they would welcome the chance to live in a new purpose-built rental building a short walk from — but not directly above — a busy commercial thoroughfare.

City hall is currently considering two moves aimed at encouraging the production of rental housing, both of which stem from years of previous consultation and work, including the 10-year Housing Vancouver strategy adopted in 2017 by the previous city council. The first change would make it faster and easier for developers to build six-storey, mixed use developments along many arterial commercial streets — two floors more than the four already allowed there — if the residential portion of the building is rental instead of market condos.

The second part of the proposal, though, looks at allowing four-storey apartment buildings in many low-density areas currently zoned for single detached houses and duplexes. This includes looking at both areas on lower-density parts of arterial streets — contemplating options for five-storey market rental projects or six-storey social housing buildings there — as well as off of arterials.

It’s the last part of the proposal, concerning off-arterials, that’s likely to be the most contentious: the changes look at allowing four-storey rental buildings on side streets near arterial roads or up to five storeys of social housing on a side street flanking an arterial.

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The city is doing another round of engagement online at shapeyourcity.ca/rental-rz, with a public survey running until June 25, and a pair of “virtual information sessions” on June 1 and 3.

A public hearing and final decision from council is expected in the fall of this year, but debates around which buildings belong on Vancouver’s side streets seem unlikely to end there. This could be a key question in next year’s municipal election.