Experts say the battle over Vancouver's Broadway program is a sign of the future.

It takes months for the shovel to reach the ground, but Vancouver has a roadmap for the so-called "second downtown" redevelopment.

This plan sets the basic rules for development in an area of ​​500 blocks surrounding the new Broadway subway and predicts approximately 50,000 new residents over the next 30 years.

Read more: Vancouver Council Approves Controversial 30-Year Broadway Plan

Up to 40-story towers can be built near transit stations, and 20-30-story towers can be built in some central or shoulder areas. The city aims to rent 65% of its construction, a quarter of which is below market prices.

The plan proved to be controversial due to its large size and central location.

However, urban planner and director of SFU's urban program, Andy Yan, said the fierce debate over Broadway plans could be a sign of Vancouver's future.

"I think this plan will show the tension and the amount of cities. "Yan said. "We don't have land that is easy to develop, and the land we leave is either currently occupied or has neighbors. The city of Vancouver's development and change will be much more difficult. We need another level of leadership, not just what might be there, but a new level of leadership that deals with what's there. "

That" messiness "is Kennedy. Proven by more than 20 amendments added to the Broadway program prior to approval, including what Mayor Stewart called "Canada's Strongest Tenant Protection."

Under the new lessor rules, developers in planned areas are suitable for tenants before starting demolition. You need to find an alternative home.

You also need to allow tenants to return to the new building with the old rent or 20% lower than the city-wide average, whichever is cheaper.

Read more: Vancouver Tenant Union fears Broadway plans to evict peasants and lead to significant rent increases

On Thursday, Stewart declared the plan a "big win" for both the city and the lessor.

"Almost 75% of new units that appear in more than 30 years are for renters, considering their corridor jobs, healthcare jobs, education jobs, and healthcare jobs. It's very important, "he said.

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"I'm most happy with humans. Many of these units are permanently on the market. So if you are paying the minimum wage, there are units currently installed for you. "

The plan has also been revised, with a frontage of 30 meters (99). Towers can now be lowered from 45 meters (150 feet) in a (foot) section. This makes land easier to assemble and has 3 towers per block surface.

Another amendment promised the city to build a bike lane on Broadway for all ages and abilities.

A revision of the plan has instructed city officials to report in many areas, often 50,000. Responding to concerns that new residents of the city may bear. About city amenities.

Staff report on new park goals Allocate 10% or more of road space to non-automotive uses such as miniparks, food gardens, and playgrounds, and spaces ordered to open.

Also, given the potential for a population boom, we were ordered to conduct an operational review of the Vancouver Fire Rescue Service "including immediate and future staffing and new or expanded firefighting facilities." rice field. The

plan was also amended to formally request the Ministry of Education to prioritize funding for new and expanded schools to accommodate the growing population of the corridors.

"It's difficult for staff, and definitely for observers, to know what all the fixes are and the financial implications. I think, but I think we will start redevelopment in September when the plan officially comes into effect, "said UBC economist

. The need for a new home that maintains the nature and quality of life of people living near the planned area.

He said the area closest to the new subway station is likely to see redevelopment first.

Read more: Opponents of the Broadway project oppose the "Concrete Canyon" at Vancouver City Hall

The plan faced The opposition from critics that the size of the tower would create a "concrete canyon" did not match the character of the area.

Others have warned that it will open the door to gentrification and land speculation.

Coun. Colleen Hardwick, who eventually voted against the plan, failed to bid to suspend the entire plan until the end of the next local election.

"It's a boost in density that hasn't been rationalized by the loss of affordable rents, the movement of people, and in fact the increase in population and employment," she told the council.

The plan also faces challenges from some tenants, and the Vancouver Tenant Union calls the new protection "insufficient". There is no implementation timeline or enforcement details.

The Attorney General and the Minister of Housing believed that the city's protection was feasible and said the state was supporting them "as much as possible" through BC housing.

"These buildings are dilapidated and will be replaced. Therefore, while the tenants can be protected, the buildings cannot be protected and are affordable new. The goal is to get a unit, "he said.

The plan will be officially implemented on September 1st.

— Use files from Aaron MacArthur

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