2336 – 2366 Charles Street

Though the Grandview Woodland Community Plan was first launched in 2012, it took several years to find a compromise between the hundreds of voices that took part. Their consensus recognized the decade old commercial (C1) zoning of these four properties, and called for them to be incorporated into an expanded Nanaimo Street Shopping Node.

Instead of pre-zoning the entire neighbourhood, the city requires some areas, like this one, to go through a separate rezoning process. This generates larger community amenity contributions, but often turns places like this small, cold room into hotly contested events.

Perhaps to avoid that, the applicant hosted a week long drop in centre, but it was the official open house that would draw the largest crowd. When we arrived, we were greeted by a group who felt the neighbourhood was perfect at it is, ignoring they were standing in a grocery store that had recently closed. Others thought Nanaimo Street itself was flawless, and called city staff “lunatics” for proposing to add left turn bays, bike lanes, and easier pedestrian crossings.

They believed these changes were the “first nails in the coffin of Nanaimo Street,” adding this 6 floor building, “dropped in from outer space” would begin to “transform our city into a gulag.” Which is odd, as the design complies with the community plan of today, and respects the character requirements of the old one.

The biggest tribute is the building’s peaked rooftops, but the architects, Human Studio, have also included lofts along Charles and Kitchener Streets to recreate the small block feeling. While the concept images look appropriate, the final cladding materials have yet to be selected.

What we really liked is how the courtyard was open on both the north and south sides to allow for more sunlight. In addition to covered overhangs, there are bridges over that space to townhomes that are respectfully set back from the neighbours to the west.

Both Darren and I were shocked to learn the applicant believes the layout of the building will allow them to offer even the 3 bedroom split-level townhomes for under a million dollars, which seems unheard of in Vancouver. This could mean working class families and young professional couples may be able to join the ranks of people who are comfortably housed in this neighbourhood.

Unfortunately, those neighbours were the project’s biggest critics. One of them claimed to have been born, gone to school, married, and lived their whole life within these blocks. They were offended they would even have to look at the blank walls of this building, and were certain their former neighbours had not wanted to sell their homes, but had no choice, as the developer had badgered them into it.

Another seemed similarly out of touch, as they felt the best change for the neighbourhood would be no change at all. After receiving a metaphorical kick from their spouse, they quickly added they meant they would be fine with a 3 story building, the maximum allowed under current zoning. Even though the community plan, which calls for 6 floors, was prominently displayed, a few people argued it had never been approved for this area.



That said, the applicant’s oversight made their case somewhat understandable, as the building’s model failed to show the other 4 and 6 story buildings planned for this area. The depiction of homes to the east is accurate.

However, it might not be for long, as the city has recently been approached by these property owners to discuss redeveloping their lands, possibly even into 4 story buildings. That process, which started in November, will go to the general public in early 2019. Sadly, many in this room had no use for community feedback, unless it aligned with their own views.

We often heard voices of support shouted down. When one person asked where they were supposed to live, they were told to shut up, as they were only antagonizing those opposed to the project.

This kind of intimidating behaviour goes completely against the spirit of public consultation, and should not be allowed to stand. Regardless of your feelings, make sure to express your opinions by writing Stacey@thinkmodus.ca before December 17th, 2018.