Vancouver City Council Approves 2,600 New Homes for Langara Gardens

The Vancouver City Council has unanimously approved a significant rezoning application for Langara Gardens, paving the way for a multi-phase redevelopment that will introduce approximately 2,600 new homes and enhanced public parks over the next 15 to 20 years. The decision was made during a public hearing on Thursday evening, reflecting a commitment to revitalizing the Cambie Corridor site located at 7051 Ash Crescent, adjacent to Langara Golf Course and Sir Winston Churchill Secondary School.

Langara Gardens is one of five major redevelopment projects in the Cambie Corridor, spanning a 21-acre area. The project, led by Concert Properties and Peterson Group, will replace aging townhouses while preserving four existing rental towers built in the 1970s, which contain 335 units. These towers will receive necessary upgrades to ensure safety and livability.

Concerns regarding the current living conditions were voiced during the public hearing, particularly by tenants of the existing buildings. Residents highlighted issues such as the lack of air conditioning, inadequate plumbing, and insufficient electrical capacity, which have contributed to a substandard living environment.

The approved rezoning, designed by James Cheng Architects, allows for buildings ranging from three to 45 storeys, featuring a mix of housing options. The plan includes 1,487 market ownership condominium homes and 715 secured purpose-built rental homes, with 592 market rental units and 123 below-market rental units. Additionally, 180 social housing units will be constructed, while space for an additional 258 social housing units has been reserved for future municipal development.

Enhanced Community Features and Public Benefits

The redevelopment aims to create a “complete community” with easy access to rapid transit. The northeast corner of the site is approximately a 10-minute walk from the SkyTrain’s Langara-49th Avenue Station, while Marine Drive Station is about 20 minutes away. Key features of the new development include publicly accessible courtyards, a central green spine, and a pedestrian and cycling route linking Cambie Street to Churchill Secondary School.

A new one-acre linear public park will be established on the western edge of the site, alongside financial contributions for improvements to both the new park and Cambie Park. The development will occur in phases, with initial stages focusing on a blend of strata condominiums, market rental, and below-market rental housing. The second phase will introduce two social housing buildings comprising around 180 units, as well as a childcare facility for 74 children.

City staff estimate the community amenity contributions (CACs) for this project will be valued at approximately $137 million. This includes on-site social housing, land transfers, the childcare facility, and public park land and funding.

A significant concern raised during the review process was the impact on existing rental housing tenants. Of the 605 rental homes currently on site, 270 low-rise units will be redeveloped. Eligible tenants will receive relocation assistance in accordance with city policy, with options to move into new below-market or social housing on site, return to new market rental units at reduced rents, or relocate to the retained towers as vacancies arise.

City councillor Sean Orr emphasized the unique aspect of the project’s phased approach, which allows for staggered relocation of residents over the years. Councillor Sarah Kirby-Yung noted that while there may be calls for more affordable options, the introduction of 400 units is a step in the right direction, alongside the substantial public benefits provided in the plan.

Long-Term Vision and Future Developments

The rezoning application builds on the city’s policy statement approved in March 2018, identifying the site’s redevelopment potential. Concert Properties and Peterson Group began their planning process in 2014, with the rezoning application submitted in December 2022. Craig Waters, COO of Concert Properties, acknowledged the lengthy process and expressed gratitude to city staff for their guidance and support in bringing the application forward.

Upon completion, Langara Gardens will encompass nearly 2.8 million sq. ft. of total building floor area. While the project does not include new commercial space, the nearby Onni Group’s Cambie Gardens redevelopment will feature over 130,000 sq. ft. of retail and restaurant space, further enhancing local amenities.

The redevelopment will maintain a density and tower height that aligns with the existing residential landscape at Cambie Gardens, which has seen some of its initial towers completed recently. The lead architect, James Cheng, paid homage to the original architect, Lenora Markovich, stating that the design preserves the layout and natural features of the original Langara Gardens.

As part of the rezoning conditions, a $20 million cash contribution will be directed towards the potential future construction of a Canada Line station at the intersection of West 57th Avenue and Cambie Street. While space has been reserved for a subway station entrance in the public plaza, the future of this project remains uncertain due to the complexity and costs involved in constructing an underground station.

Ultimately, the combined developments of Langara Gardens and Cambie Gardens could yield over 5,600 homes, potentially accommodating a population exceeding 10,000 residents. This ambitious project reflects Vancouver’s ongoing commitment to address housing shortages and enhance community facilities in the region.