CVN letter to Council (for 21-June): Opposed – Metro Vancouver 2050 Regional District Regional Growth Strategy (RGS) Bylaw No. 1339, 2022, Metro 2050 Acceptance

(See PDF for full formatted document: CVN Letter re Metro 2050 to CoV Council-2022-06-21-V2)

June 19, 2022
City of Vancouver

Attention: Mayor Stewart and Councillors

Re: Metro Vancouver 2050 Regional District Regional Growth Strategy (RGS) Bylaw No. 1339, 2022, Metro 2050 Acceptance

Council Agenda:
CoV Staff Report:

The Coalition of Vancouver Neighbourhoods (CVN) has major concerns regarding the proposed Metro 2050 Bylaw and we are opposed to it as currently written.

Attached is our letter sent to the Metro Vancouver Regional District for the Metro public hearing in which the mayor and many of the councillors participated. Only nine people from across the entire region spoke at the public hearing, reflecting the lack of public awareness and involvement. Our stated concerns remain, and we request that the City of Vancouver propose amendments to the Metro 2050 Regional Growth Strategy (RGS) to address these issues prior to acceptance.

Of particular concern are the following items for suggested amendments in the RGS:

  • Request that projections for population and dwellings be shown separately by each individual municipality, and not grouped together with Vancouver, Burnaby and New Westminster. We also request that the years of data line up with the census years (2021, 2026, 2031, 2036, etc.);
  • Remove aspirational targets that are not based on transparent data and facts;
  • Remove the new designation of “Major Transit Growth Corridors” that are proposed along routes that are currently only bus routes where there are no immediate plans, approvals or funding for major transit expansion or other required amenities for growth;
  • Reconsider transit to serve the whole arterial grid affordably, with development based on local neighbourhood context, rather than only a few expensive corridors with excessive growth tower typologies; and
  • Refer this back to CoV staff for public and stakeholder consultation since most people are unaware of this important plan and have not had an opportunity for meaningful input. This should include affected boards such as the Vancouver School Board that was not consulted as part of the advisory committee.

The Steering Committee,
Coalition of Vancouver Neighbourhoods (CVN)

Attachment –  CVN letter to Metro Vancouver dated April 20, 2022


ONLY YOU have the power to STOP this

Have your say before May 18 2022, when it goes to Council   


Broadway Plan has 40 storey towers at subway stations

with up to 20 storey towers in low density areas that are currently 2 – 4 storeys.

What you can do:

1. Send an email to Council NOW through the online form so it will be counted by staff.

Here is the link to the online form: 

Also send your email to the Mayor and Council,

Mayor and Council Emails:;;;;;;;;;;

2. Sign up to speak to council at the hearing by phone: Numbers of speakers matters. It is easy to speak by phone. Each person has 5 minutes, but you do not have to speak that long. Even just to say one sentence, I oppose the Broadway Plan!  Sign up to speak here:

Broadway Plan Background:

The Plan covers 16th Ave. to 1st Ave. and from Clark Drive to Vine Street.  Here is the link to the Broadway Plan:

Base Housing Typologies:

  • Centres – Station Areas 30-40 storeys
  • Centres – Shoulder Areas 20-30 storeys
  • Villages – 4-6 storeys
  • Residential – Existing Apartment Areas (currently 3-4 storeys) up to 20 storeys
  • Residential – Existing Low Density (Existing RT zones character house retention with multiple suites/infill) 6-18 storeys
  • Industrial Employment – Allows towers, unspecified

Affordability (NOT!!):

  • More height and density in an area increases land values, that leads to higher property taxes which leads to rent increases.  Based on the BC Assessment principle of ‘Highest and best use’, even if a property does not redevelop the land value and rents on those properties will go up anyway.
  • Proposed renter protections will not work because most renters will be displaced or priced out well in advance of any redevelopment applications being submitted when the rental protections would apply.
  • Renters will be forced out during the building process of 2 to 3 years, and have to pay for moving twice if they choose to return to a smaller more expensive unit in the new development.
  • New units to own or rent are more expensive and smaller than the older units being demolished, not suitable for families.
  • The claims The Mayor is making are likely based on promises from developers that experience tells us cannot be trusted.



  • Lack of servicing and community amenities for the increased development and population, that development fees will not cover so require more property taxes and capital funding.


  • Not justified by census data – City of Vancouver on average population increase is 1% per year
  • The Broadway Plan alone could amount to about 81% of the City’s population growth over the next 30 years in 7% of the City’s land mass.
  • All of the transit investment for many generations is being put into only a few expensive development-oriented corridors instead of providing more affordable transit across the city and region.

Rally at City Hall – Saturday May 7 at 11 am! Neighbourhoods across Vancouver in protest of Broadway Plan and citywide Vancouver Plan

Note, rally now on north side of City Hall

CityHallWatch: Tools to engage in Vancouver city decisions

SLIDESHOW: Renderings showing the possible locations and heights of towers when the Broadway Plan is fully built out. The City has not publicly shared any 3D images of what’s in store, so this required hundreds of hours of effort by a small team of expert volunteers for research, analysis, and modellingThey had to work carefully through the fine print in the documentation to get this. The views show many parts of the Broadway Plan area, starting with one view a few hundred feet over Connaught Park (near 12th and Vine) in Kitsilano, looking eastward as far as Clark Drive, with towers ranging from 1st Avenue on the left to 16th Avenue on the rightNorth Shore mountains are on the left. The sun angle is at 10 am on March 20Stay tuned, as we will be releasing more renderings of the Broadway Plan, moving section…

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The Surprising Math around the Broadway Plan (City Conversation #56: Looking closely at Vancouver’s real Population + Housing projections reveals a big surprise—we don’t need the Broadway Plan!) by Brian Palmquist

CityHallWatch: Tools to engage in Vancouver city decisions

220602 summary from my Homes for Whom database

(City Conversation #56 was first published 02-June-2022)
(For a list of City Conversations by Brian Palmquist on CityHallWatch, please visit this page.)

“What do you mean, we don’t need the Broadway Plan! You and others have been writing and arguing against it for months! For nothing?” My wife was having trouble believing my bombshell conclusion. “This is going to bring the wrath of God down on your head! You’d better be sure before you publish that.”

“Believe me, I understand that,” I replied. “What got me here was email correspondence from a retired Vancouver planner who sent me their back-of-napkin calculations of the multitude of housing rezoning applications approved and in process that suggested the Broadway Plan (BP) in its totality was way out of line with what the city really needs.” She gave me that same waiting for it…

View original post 1,695 more words

Broadway Plan RAMP Letter to City Council

The Broadway Plan does not follow the Mount Pleasant Plan and our Mount Pleasant Community Plan Implementation which was approved by Council in 2013 after several years and hundreds of hours of community meetings sponsored by The City and attended by volunteer community members. We would hate to think that all that time and expense was for nothing.

We do not approve of the current Broadway Plan Phase 4.  The recommended heights and density are too high. When the City up-zones an area this affects all the properties in the area even if the property owners don’t build to these recommended heights. These increases in height and density mean the property taxes go up because BC Assessment values property on the “highest and best use“,  meaning what ‘can’ be built on the property.  The result is, the value of the land goes up, property taxes go up, and the owner is allowed to increase rents to cover these higher taxes, meaning our rents go up!  Our property taxes go up!  Increasing heights and density is a City tax grab that is a burden on taxpayers and renters. Furthermore, these extreme densities do not and never have led to more affordability, and anyone who says it does is not telling the truth.

We respectfully request that ‘The Broadway Plan Team’ first carefully review and consider the Mount Pleasant Plan and the Mount Pleasant Community Plan Implementation before making any recommendations to City Council regarding changes to height, density and urban design in Mount Pleasant.

We would like to know, will the heights and density recommended in the Broadway Plan be the starting point for future rezonings in the Broadway Plan areas?

Yours truly

Residents Association Mount Pleasant (RAMP) Steering Committee

Broadway Plan – Towers Everywhere!

Last Chance for Input – Do the Survey Now

The City’s Broadway Plan proposes towers throughout without any meaningful neighbourhood planning.

The plan covers 16th Ave. to 1st Ave., Clark Dr. to Arbutus St. (Vine), covering parts of Mt. Pleasant, Fairview, Kitsilano, and South Granville


The survey is only open until March 22, so please 


Find the Plan & Survey Here:    

  • To do the survey, click on the small blue button “Share Your Thoughts”

Issues to Consider:

The plan proposal:

  • Allowing 6 to 18 storey towers in low density RT zones
  • Undermines character and heritage building retention incentives
  • Allowing up to 20 storeys in existing walk-up 3-4 storey apartment zones
  • Allowing up to 40 storeys near stations and broadly around the area

General lack of planning principles:

  • No meaningful neighbourhood-based planning process
  • No proper planning for impacts of scale, parking, & infrastructure
  • Impacts the major view cones, shadowing parks
  • Development fees only cover a small amount of actual costs of infrastructure and amenities, so property taxes cover the rest and will increase, thereby increasing rents
  • Will displace existing more affordable rentals
  • No meaningful affordability measures as claimed
  • The City already has more development approved than required to meet future growth, so there is time to plan properly in each neighbourhood
  • The proposal provides much more development than what can be justified to meet future growth


Vancouver Sun – March 12, 2022

  • Four of five leading mayoral candidates support the Broadway plan’s direction: independent Mayor Kennedy Stewart, who is running for re-election, Non-Partisan Association candidate John Coupar, Progress Vancouver’s expected nominee Mark Marissen, and A Better City’s Ken Sim.
    But Coun. Colleen Hardwick, who is seeking the nomination of TEAM for a Livable Vancouver, is critical of the plan and the subway project in general.”

CityHallWatch – March 15, 2022

Thank you!    brought to you through Residents Association Mount Pleasant (RAMP)

Download poster

Public Hearing for 12-storey tower proposed at 349 East 6th Avenue (Thursday, December 10, 2020)

A rezoning application for a 12-storey building at 349 East 6th Avenue began on Wednesday, December 2nd at 6pm; however, Council ran out of time to cover all of the items on the agenda. The Public Hearing will continue on Thursday, December 10th at 6pm. The rezoning for a 12-storey tower will the second of two items before Council on December 10th.

Click on the following URL to see the Council agenda:

Click on this link for information regarding the proposed 12-storey tower:

A transfer protected rental housing stock from the adjacent property to this site is also at the Public Hearing as the first item on December 10th, called the “Amendment to the Rental Housing Stock Official Development Plan“. The amendment would apply Citywide to the zones covered by the Rental Housing Stock ODP. More information is available in the referral report.


Urgent petition: ask Mayor/Council to postpone RT5/RT6 zoning amendments, get more community input (Public Hearing Sept 19-21)

Please read below and consider signing this petition:

The September 19-21, 2017 (Tuesday & Thursday) Public Hearing (the first one back after the summer hiatus), has nineteen (19!) items on the agenda. Among the items is this one:

Increasing Housing Choice and Character Retention Incentives – in the Mount Pleasant and Grandview-Woodland Communities
To amend the Zoning and Development By-law to increase opportunities for housing choice and provide additional incentives for the retention of character houses. If approved, the proposed changes would amend the RT-5, RT-5A, RT-5N and RT-5AN Districts Schedule; rezone certain areas from RT-4, RT-4N, RT-5A, RT-5AN, RS-I, RS-4 and RS-7, all to RT-5/5N; and amend the RT-6 District Schedule

The potential implications and pitfalls of these zoning changes could be huge, yet even the local neighbourhood association that follows these things very closely is saying that neither they nor the community at large have had adequate opportunity to review the proposed changes and comment on them. As we know, by the time something goes to a Public Hearing, the chances of significant changes are minuscule.

And so, citing the lack of public consultation on this, the Grandview Woodland Area Council (GWAC) has launched a petition today asking Mayor and Council for more time.

Postpone approval of Vancouver RT5 RT6 zoning amendments to allow community input

Direct link here

The City of Vancouver has proposed changes to the RT5 and RT6 zones under a report to council dated July 25, 2017, that is referred to public hearing for approval. These changes have had little community input, only a few open houses, and most people in the community have not been adequately informed or involved by the city. Read the report published July 13, 2017 here. Continue reading “Urgent petition: ask Mayor/Council to postpone RT5/RT6 zoning amendments, get more community input (Public Hearing Sept 19-21)”

Jane’s Walk Saturday May 7th 1pm

Walk Starts at Quebec ManorJoin us for a trip down memory lane. Find out about the urban design principles that shaped historical Mount Pleasant, Vancouver’s original suburb.

Date: Saturday, May 7th, 1pm – 3pm
Meeting place: Quebec Manor (East 7th Avenue and Quebec Street)
Destination: Heritage Hall, Main Street and East 15th Avenue

Additional details on the walk and a map of the route are available on the Jane’s Walk website.

Height increase to 100′ proposed at Great Northern Way. Open House Sept 24, comments until Oct 22

565 Great Northern Way
A rezoning application for 565 Great Northern Way proposes an increase in the height of a future building from 60 feet to 100 feet. The City of Vancouver is accepting comments for consideration in a staff report on this proposed change until October 22nd. An Open House is organized for the following time and place:

Thursday, September 24, 2015, from 5pm to 8pm
577 Great Northern Way (“The Hanger”)

A number of concerns about this proposed rezoning include the following:

  • the sheer mass of the proposed future building
  • a height increase to 100′ (30.5m) will affect views from nearby streets (for example, East 5th Avenue)
  • the loss of large, mature pine trees that line the northern side of Great Northern Way
  • lack of public consultation prior to the rezoning application

For a height comparison, the Lee Building at Main and Broadway is 81 feet in height. The proposed future commercial office building would be approximately 25% higher than the Lee Building and it would have a considerably larger footprint.

565 Great Northern Way