A Vancouver-based developer has been granted more time to get shovels in the ground for a four-tower project in 琉璃神社鈥檚 North End.
At a public hearing on May 13, council voted 6鈥�2 to re-approve development and variance permits for the project by Ledingham McAllister, located at 1070 Ellis Street. The original permits were approved in July 2023. The project was first proposed in 2021.
鈥淧rojects of this scale are extremely complicated and costly because of the integrated nature of the design,鈥� explained Ryan Smith, the city鈥檚 divisional director of planning and development services. 鈥淚 think that both economic conditions and the complexity of the building have contributed to the time and us being back here for a re-approval.鈥�
The project will include four towers of 36, 34, 32, and 28 storeys, and required five variances, including setbacks at the street level and upper floors, as well as podium height adjustments.
Several residents spoke at the hearing to voice concerns about the project's height, density, and potential for increased traffic congestion.
A resident from the neighbouring Waterscapes condo complex on Sunset Drive urged council to follow the Official Community Plan (OCP) and zoning bylaws, suggesting the city was acting unlawfully.
鈥淏y any miracle, should that happen, this project be reduced to two towers of 26 storeys,鈥� he said. 鈥淪top approving project after project with so many variances.鈥�
During the meeting, Smith responded to those concerns by clarifying that the development 鈥渋s compliant with our zoning bylaw and our OCP in terms of density.鈥�
Two other Waterscapes residents also criticized their strata council鈥檚 letter of support for the project, claiming unit owners were not consulted.
However, Mike Martin, president of the Waterscapes strata council, addressed council directly.
鈥淚 think I have a pretty good handle on the owners鈥� pulse. The renderings I鈥檝e seen do a good job of integrating the Waterscapes community with a new development. We think it鈥檚 going to be the jewel of the city.鈥�
Waterscapes was also built by Ledingham McAllister. Speaking on behalf of the company, executive vice-president Dan Giordano addressed the requested variances.
鈥淲e could follow every bylaw to the 鈥榯鈥�, but you get a worse project,鈥� he explained. 鈥淭hat鈥檚 why we鈥檝e taken the harder route, and talked to council to explain why this makes sense鈥攚hy it鈥檚 good for 琉璃神社.鈥�
Councillor Luke Stack responded to the resident鈥檚 comment that council was acting illegally.
鈥淥ne of our speakers tonight suggested that we are breaking the law鈥攖hat is absolutely not the case.鈥�
Coun. Loyal Wooldridge, who previously supported the project, reiterated his position.
鈥淢y only ask is that we see some shovels in the ground and this project come to fruition in the very near future.鈥�
Coun. Mohini Singh highlighted that the developer will contribute $2.2 million to the city鈥檚 Housing Opportunities Reserve Fund through a density bonus.
鈥淭his goes directly to help those in our city get a roof over their heads,鈥� she said.
Councillors Charlie Hodge and Ron Cannan opposed the re-approval. Cannan argued the variances strayed too far from city design guidelines.
鈥淚mpacting both livability and character of the area,鈥� he said. 鈥淚 think as a council member it鈥檚 important to weigh whether these variances serve the public good鈥攏ot just the goals of the developer.鈥�
Mayor Tom Dyas closed the hearing by reminding council their decision was solely on the requested variances.
鈥淭he idea of density and what is on that particular site is a factor of rules and regulations that are in place. It does not stop any developer from coming in and building something that is substantially bigger, wider, chunkier in order to accommodate all of that particular growth.鈥�
Councillor Maxine DeHart recused herself from the discussion and vote, citing a conflict of interest due to owning an apartment in a nearby building.
