Single-family home neighbourhood in East Vancouver set to radically change in the coming decades

What happened: Yesterday, Vancouver city council unanimously approved the Rupert & Renfrew Area Plan, a major new development around those two SkyTrain stations, which would see the population of the area grow by 18,700 new residents (a 60 per cent increase), 10,100 new homes and 8,300 new jobs by 2050. Most of the area right now, even around SkyTrain Stations, is single-family lots.

The area: The neighbourhood includes Parker to East 27th Ave and Boundary Road to Kamloops St. It’s just south of Hastings-Sunrise and North of Renfrew-Collingwood neighbourhoods. 

Breaking it down: The areas closest to the SkyTrain stations will see the largest development, with both mixed-use and residential high rises, starting at 22 and 29 storeys, and up to 26, 40 and 45 storeys tall, depending on the proximity to SkyTrain stations. Surrounding that will mostly be residential low-rise buildings of up to six storeys. The plan also includes incentives for market rentals, childcare spaces, and social housing. Multiplex areas will also be included, but at the edges of the development plan.

• Many of these changes are shaped by the province’s transit-oriented development legislation, which requires higher density around SkyTrain Stations, in this case, Renfrew and Rupert. 

Villages will be created at key intersections throughout the area, with four to six-story mixed-use buildings, both homes and commercial space, including corner stores and shops.

What we like: Over 1,000 Lookout readers responded to a poll last year saying they wanted more corner stores in communities throughout the city. This plan includes more corner stores in residential areas, increasing food access around walkable neighbourhoods. 

Some key considerations: Still Creek is one of only two salmon-bearing creeks that remain in the city, and because of that, there will be less underground parking in the area, as well as design elements. The area around it will also be widened. 

• The city says in their report that it will cost around $1.2 billion in capital projects over 10 years for the area, including water and sewage infrastructure, and new streets. 

One big debate has been around Community Amenity Contributions (CACs) and their impact on raising the cost of housing. The plan includes exemptions for CACs for rental buildings. 

• More walkability: The plan includes expansion of public spaces, such as turning roads into car-free greenways, allowing more walkable areas in the community. 

What it means: If you’ve ever taken the SkyTrain through those areas, you realize just how little is built around it, compared to nearby stations. 

There has been much controversy around the Broadway Plan, as rental buildings have been torn down in favour of larger towers, with some renters falling between the cracks when it comes to Broadway Plan renter protections. One benefit of this new area development is that most of the units there are single-family homes, meaning (hopefully) fewer displacements.

• Yet at the same time, 27 per cent of household incomes are below $50,000 a year.

What’s next: Rather than each midsized property going through a lengthy redevelopment process, staff will seek approval from council at a later date to rezone large parts of the area to allow low-rise apartments.

You can read the full report here, (though fair warning, it’s very long).