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105 Keefer Street

Slim condo building proposed next to Keefer Bar in Chinatown

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A proposal for a slim, 10-storey condo building nestled next to the Keefer Bar has been revived.

James Schouw and Associates have submitted a revised development application to the city, with a new architect, Stantec, on board.

Plans call for a 50′ wide building with commercial on the first two floors, and 32 market condominium units above.

Unit sizes range from studios, to two and three bedroom units. There will be no “true” one bedroom units in the building.

There will be two retail units on the main floor, designed to look like heritage Chinatown storefronts. A third commercial unit will front onto the laneway.

The upper levels of the building will be set back to allow for two amenity patios, as well as the penthouse patios. The colours used on the upper levels are visually lighter, to help reduce their impact.

Twenty-four underground parking stalls will be accessed via car elevator.

The building will have the Keefer Bar as its neighbour to the east, and a large, vacant lot previously slated for a development by Beedie Living to the west.

That development, known as 105 Keefer Street, was extremely controversial, and was rejected by the city several times after pressure from Chinatown anti-gentrification activists. The rejection by the Development Permit Board on Beedie’s fifth redesign of the project was blasted by the development community as “unprecedented.”

James Schouw and Associates also owns the vacant lot at 137 Keefer Street, and a similar proposal to this one at 129 Keefer Street is expected there as well.

129 Keefer rendering rear
Laneway rendering. Credit: James Schouw and Associates/Stantec
129 Keefer rendering context
Context showing proposal and new buildings at 105 Keefer and a future building at 137 Keefer. Credit: James Schouw and Associates/Stantec

The neighbourhood is also home to another new condominium development, Sparrow Chinatown by Rendition Developments.

The boutique development includes 25 high-end condominium homes, as well as office and retail space.

Sparrow Chinatown rendering
Sparrow Chinatown by Rendition Developments. Credit: Rendition Developments

Opponents of Chinatown condos plan protest at open house today

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Opponents of Beedie Living’s nine-storey condominium project in Chinatown say they’ll be out in force at today’s open house.

The contentious project at Keefer and Columbia has been revised four times in hopes of gaining approval from the city. The building’s height was reduced by three storeys — but that also meant that the previously-included social housing units were removed.

The latest version of the project is within zoning guidelines for Chinatown, so it’s likely to be approved by the city, but opponents vow to keep fighting.

“Beedie Living claims to believe in the importance of forging relationships and giving back to the communities in which they build, yet they are clearly ignoring the needs and desires of the community for affordable social housing and a public, community space,” says Yuly Chan of the Chinatown Action Group.

Activists say it’s irresponsible of the city to approve more residential condos in Chinatown, when social housing is so desperately needed.

They say that 398 new market-rate housing units opened last year in Chinatown, but only 11 new units at welfare/pension rates were added.

“It is irresponsible for any developer to build luxury condos in Chinatown when poor and working-class people are in dire need of affordable housing in this neighbourhood. Both Beedie Living and the City of Vancouver know that if this application is approved, it will intensify the poverty and affordability crisis in Chinatown,” says King-mong Chan of the Chinatown Concern Group.

The open house gets underway today (Tuesday, September 5) at the Chinese Cultural Centre, 50 East Pender St. at 5:30 p.m.

Social housing scrapped from latest 105 Keefer Street plan

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A contentious, multi-year struggle by Beedie Living to develop an empty lot at 105 Keefer Street in Chinatown continues, with a new development application.

After the developer’s proposal for a 12-storey market condominium and social housing building was rejected by Vancouver city council last month, a revised proposal for a nine-storey building has been submitted.

The rejected 12-storey proposal contained 25 social housing units for seniors, but those units have been eliminated from the new nine-storey plan.

111 market condominiums, a senior’s cultural space and nine ground-floor retail units are planned for the site, over three levels of underground parking.

The project goes to the Urban Design Panel August 9, and an open house is scheduled from 5:00 – 8:00pm on Tuesday, September 5.

Community activists rallied against the proposal, but it’s hard to see it as a victory, as the latest proposal will likely be built, without the social housing units.

Spokesperson Fred Mah said in a statement that this latest version of the proposal was not developed in collaboration with any of the stakeholders who opposed the previous proposal.

“As far as we are aware, none of these individuals or organizations have been contacted by Beedie Living or its representatives since Council’s decision not to approve the rezoning application on June 13, 2017.”

Beedie Living had issued a statement following the submission of the latest version of the proposal for 105 Keefer, saying they were committed to working with the community.

“We see the Keefer project as an important addition to Chinatown,” said Houtan Rafii, vice-president, residential development at Beedie Living. “We have been listening to the concerns people have expressed and sincerely appreciate every stakeholder who has collaborated with us towards the evolution of the proposal. We truly hope that this new proposal will reflect, as much as possible, the diverse perspectives we have heard.”

Related

Height of controversial 105 Keefer Street proposal reduced

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One month after Beedie Living’s rezoning application for a 12-storey mixed-use building in Chinatown was rejected by Vancouver city council, the developer has submitted a new application, reducing the controversial proposal by three storeys.

The new application does not require rezoning, as the proposed building will be 90 feet (nine floors), which is allowed under current zoning. The developer says they have listened to the community’s concerns about the building’s height, and have further reduced the height to 70 feet along Columbia Street to respect the views from Dr. Sun Yat Sen Garden.

The exterior design of the building will also be reworked “to reflect the character of the neighbourhood.” Beedie Living says they are committed to working with the community to ensure the new proposal is sensitive to the needs of the neighbourhood.

“We see the Keefer project as an important addition to Chinatown,” says Houtan Rafii, vice president of residential development at Beedie Living. “We have been listening to the concerns people have expressed and sincerely appreciate every stakeholder who has collaborated with us towards the evolution of the proposal. We truly hope that this new proposal will reflect, as much as possible, the diverse perspectives we have heard.”

A press release issued Friday by the developer did not mention the inclusion of social housing units for seniors which were included in the previous rejected proposal. Such units would not be required by the city in a nine-storey building, so it’s unclear if they will be included in a reworked proposal. Beedie Living says they will work with the city to provide “subsidized cultural ground-floor space” with an emphasis on seniors.

Renderings and specific details of the revised proposal should be available through the City of Vancouver in the coming weeks.

Chinatown Economic Revitalization Action Plan

At the same time, the City of Vancouver is proposing several changes to the rezoning policy for Chinatown. A ban on taller buildings (above nine storeys) is being considered, meaning buildings will be allowed to proceed under base zoning height of up to 75 ft. on Pender Street and up to 90 ft in Chinatown South.

New buildings will also be smaller, built on narrow lots with smaller storefronts. The city says the proposed changes should help temper land speculation in the neighbourhood and slow down the pace of development. However, the proposed changes will not apply to “in-stream” applications like 105 Keefer Street or the Brickhouse proposal, meaning wider buildings in those locations can go ahead.

People’s Vision for Chinatown proposed

In light of the revised proposal for 105 Keefer Street, the Chinatown Concern Group and Chinatown Action Group released the results of a two-year survey of 500 residents, businesses and community members on the future of the neighbourhood.

The People’s Vision for Chinatown makes several proposals:

  • Halt condo development in Chinatown until the number of social housing units in the neighbourhood match the number of non-social housing units.
  • 50 per cent of all new social housing in the neighbourhood to be rented at welfare and pension rates.
  • All new non-social housing constructed in the neighbourhood should be permanent, purpose-built rental housing that is affordable to working-class families and independent seniors.
  • As much housing as possible to be owned and operated by the government, to maintain permanent affordability and provide the most public benefit.

The group would also like to see a new community centre and a new outdoor public park with exercise equipment in the neighbourhood. Safety improvements are also proposed, including longer pedestrian crossing times at intersections, brighter street lighting and additional public seating areas.

A petition calling on city council to enact a new zoning plan for the neighbourhood is available here.

City council rejects 105 Keefer Street rezoning application

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Community activists in Vancouver’s Chinatown neighbourhood are celebrating after city council voted not to approve a proposal for a new condo tower at 105 Keefer Street.

Beedie Living has applied to the city several times seeking approval for a 12-storey condo building at the corner of Keefer and Columbia. At city council Tuesday, the proposal was defeated 8-3.

The building would have contained 25 social housing units for seniors, 110 market condo units, commercial space on the ground floor and a seniors’ cultural space. The application had been in the works since 2014, when it was first proposed as a 13-storey building with 137 market units and no social housing. It was redesigned several times and the height reduced, but still wasn’t able to achieve approval.

105 Keefer fourth redesign
Most recent design of 105 Keefer, which was rejected by Vancouver city council 7-3.

After today’s decision by Vancouver city council, it appears the project in its current form will not proceed. Beedie Living can still apply to construct a nine-storey market condominium building on the property under current zoning, but it would also likely face strong community opposition. 

Vancouver Mayor Gregor Robertson admits the vote was a difficult decision.

“In my almost nine years as Mayor, no issue or project has yielded such a passionate, emotional response as this rezoning application for 105 Keefer,” he said in a statement issued following the vote. 

“The Beedie group put significant effort into this project over the years with the City and community to address concerns about the proposal, and went to extraordinary lengths to adjust and revise the project based on public and community feedback,” Robertson added. “Yet, council heard overwhelming opposition from several generations of Vancouver residents on the rezoning for 105 Keefer, and concern about how to manage Chinatown’s pace of change.  For that reason, I voted ‘no’ to this rezoning proposal.”

The Chinatown Concern Group (CCG) and Chinatown Action Group (CAG), two of the community groups leading opposition to the development, called the decision “a victory.”

“We commend Vancouver city council for choosing the side of Chinatown’s low-income residents over corporate profit, but the fight is not over,” said organizer Beverly Ho of the Chinatown Concern Group. “There is a housing crisis for Chinese seniors and other low-income people in the neighbourhood, and we are unwavering in our demand that this site can only be used to meet the pressing needs of our community.”

Robertson said he’s hopeful a new provincial government, along with the federal government, will invest in affordable housing in the neighbourhood.

“Moving forward, I urge us all to focus on what unites us on Chinatown: the need for local-serving retail, the imperative for upgrading heritage buildings, the necessity for accessible spaces for seniors.”

Community groups, local MP ramp up Chinatown condo opposition

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Community groups opposed to the rezoning of a vacant lot in Vancouver’s Chinatown held a press conference Friday ahead of next week’s council vote.

Chinese-Canadian veterans and community organizations held a joint press conference at the Chinese Veterans and Railway Workers Memorial Square at Keefer and Columbia, to reaffirm their opposition to the 105 Keefer rezoning.

Speakers included Vincent Kwan, executive director of the Dr. Sun Yat-Sen Classical Chinese Garden, and David Choi, former chair of the Vancouver Economic Development Commission, among others. Jenny Kwan, Member of Parliament for Vancouver East was also in attendance.

Developer Beedie Living has been trying for several years to achieve city approval for a condo development on the site.

At recent rezoning application hearings, hundreds of speakers have opposed the development, saying it is inappropriate and out of context, and will contribute to the continuing gentrification of the neighbourhood.

“I do not support the rezoning application for 105 Keefer as I strongly believe that, if approved, it will erode the character of Chinatown and threaten its future,” said Jenny Kwan, NDP Member of Parliament for Vancouver East. 

“Chinatown’s architectural landscape is unique because it is home to many unique Chinese society heritage buildings, including that of the Mah Society of North America,” said Fred Mah, president of the Chinese Society Heritage Building Association and director of the Mah Society of North America. “The 105 Keefer condo tower proposed is void of any Chinatown character. It is simply too tall and too massive for the site.”

Vancouver city council will vote on the rezoning application on Tuesday, June 13.

105 Keefer fourth redesign
Latest design of 105 Keefer, which is facing stiff opposition from community members.

City defers decision on 105 Keefer after week-long hearing

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After a week of public hearings into a proposed condominium development at 105 Keefer Street in Chinatown, Vancouver city council has decided to defer a decision on the rezoning application until June 13.

It follows several public hearings into the controversial development proposal by Beedie Living, which has already been redesigned four times in the hopes of getting the city and community’s blessing.

The 12-storey building will have 110 market condos (down from 134 in earlier proposals) and 25 social housing units, as well as amenity space for seniors.

Hundreds of new condominiums have been constructed along Main Street between East Pender and Georgia streets in the past five years, and the neighbourhood is gentrifying rapidly.

105 Keefer fourth redesign
Latest design of 105 Keefer, which is facing stiff opposition from community members.

Low-income residents and community groups say the new condos and associated land speculation are pushing long-time residents — including Chinese seniors and the businesses they rely on — out of the area. 

The Chinatown Concern Group says the battle against 105 Keefer Street symbolizes a broader, ongoing struggle against gentrification in the Downtown Eastside, which was accelerated by the up-zoning of Chinatown in 2011 by city council.

“If Vancouver City Council approves the rezoning, they will have chosen corporate profit over the needs of Chinatown’s low-income residents. Our fight is not over,” says community organizer Beverly Ho.

The group is calling the City of Vancouver to purchase the site from developer Beedie Living, and construct 100 per cent social housing at welfare rates. 

They also say the public hearing was unfair to Chinese-speaking residents of the neighbourhood, as the city did not provide language interpretation services for the public hearing.

In addition, interpretation into English counted within each speaker’s five-minute time limit, effectively reducing how much Chinese-speaking residents were allowed to comment. Concerns were also raised over the 9:30 a.m. start time of Monday’s public hearing session, when many people were unable to attend.

The proposal has mobilized community groups, architects and urban planners on social media. Here’s some of the conversation around the proposal:

City of Vancouver may cancel controversial Chinatown rezoning policy

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On the same day a crowd of community members gathered at City Hall to oppose a condo development at 105 Keefer Street in Chinatown, the city announced it’s considering canceling its rezoning policy for the area.

However, the proposed changes will not apply to “in-stream applications” like the 105 Keefer rezoning application, or the proposal to replace the Brickhouse at 728 Main Street with market condos.

That means if the 105 Keefer Street rezoning application is approved by the city, it could be one of the last tall buildings to be built in Chinatown for the foreseeable future.

The city says they’ve heard the community’s concerns about the rapid pace of change brought on by new market condo developments in the neighbourhood.

Feedback from the community

  • New developments are out of scale and lack character
  • Trading character for public benefits (i.e. – social housing, seniors housing, revitalization of nearby heritage buildings) “is not worth it”
  • The pace of development is putting pressure on existing businesses and Chinese seniors
  • Chinatown’s intangible heritage should be the cornerstone of revitalization

Recommendations

  • Tall and wide buildings will no longer be considered 
    • Cancel rezoning policy for Chinatown South. Over-height buildings will no longer be considered.
    • Buildings will be allowed to proceed under base zoning height of up to 75 ft. on Pender St. and up to 90 ft. in Chinatown South.
  • New buildings should be smaller, built on narrow lots with smaller storefronts
    • Improve base zoning by introducing more tools for greater character fit
    • Remove parking and reduce loading required to help smaller developments
  • Involve the community more in the review of new developments
    • Review the role of the Chinatown Historic Area Planning Committee

The city says the proposed changes should help temper land speculation in the neighbourhood and slow down the pace of development. 

It’s not clear why the city is still entertaining the rezoning of 105 Keefer Street, as the current proposal would not be allowed under the new policy.

Consultation on the proposed changes began in Fall 2016. A staff report will go to city council in mid-June, with a public hearing planned for July 11, 2017.

Chinatown community organizers vow to stop 105 Keefer St. condos

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Community activists in Chinatown and the Downtown Eastside are demanding the city reject a rezoning proposal for condos at 105 Keefer Street and 544 Columbia Street.

The project by Beedie Living has redesigned four times and has faced an uphill battle getting approval from the city. In response to criticism over the number of social housing units and gentifrication, the developer agreed to add 25 senior units, temporary space for a private seniors’ organization, and a 23% reduction in market units (137 to 106 units).

However, activists say the 106 market units will dramatically increase rents in the neighbourhood, and the 25 promised units for seniors will not be affordable for those on pensions and social assistance. 

Beverly Ho of Chinatown Concern Group says the project threatens to displace the predominately low-income community of seniors in Chinatown.

“New luxury condos are going up at breakneck speeds in Chinatown while residents living on a knife’s edge of affordability are being pushed out. Mayor Gregor has the responsibility to protect the heart of Chinatown and ensure Chinatown is thriving and affordable. Our ask is simple: reject Beedie’s 105 Keefer rezoning application.”

The rate of change in Chinatown has been dramatic, with new condo developments changing the face of Main Street between Pender and Georgia Streets in just a couple years. With the addition of hundreds of new middle-class residents to the neighbourhood, many new shops and stores have opened in the area. Activists say these new shops are pushing out businesses such as grocers that are affordable to the low-income community.

A public hearing is scheduled for May 23 at 6 p.m., City Hall, Third Floor, Council Chamber.

Members of the Chinatown Concern Group say they will be there with colourful signs, noisemakers, and a large banner, chanting and speaking on the steps of City Hall.

Another new condo building proposed for Vancouver’s quickly-changing Chinatown

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A development proposal for a small lot next to The Keefer Bar in Chinatown has surfaced.

The City of Vancouver has received a development permit application for a 50′ wide lot at 129 Keefer Street. The rectangular lot is located in between The Keefer Bar building, and a condo proposal at 105 Keefer Street by the Beedie Group. That proposal has faced challenges from community advocates and has been redesigned four times. The city is still accepting comments on the rezoning application.
 

The property at 129 Keefer Street was recently listed for sale by Form, as part of a package deal with 137 Keefer. In that original sales package, two nine-storey buildings were proposed, one each at 129 and 137 Keefer. 

The sales package says “the removal of the Georgia Viaducts, the construction of the new St. Pauls Hospital, and the completion of the Concord lands will further enhance the neighbourhood.”
 
The latest application says James Schouw and Associates has applied to build a 10-storey mixed-use building at 129 Keefer with commercial space on the ground and second floor, and 33 residential units on floors 3 through 10.
 
The building height will be approximately 88 feet, and there will be three levels of underground parking.
129 Keefer Street
Rendering showing how the two new buildings would slot around the existing “The Keefer” building. At this time, only 129 Keefer Street has applied to the city for a development permit.
129 and 137 Keefer Street
Screenshot from a sales package from Form, showing the properties at 129 and 137 Keefer Street.
 
129 and 137 Keefer Street
Architectural drawing of two new buildings at 129 and 137 Keefer Street in Vancouver’s Chinatown.
If the name James Schouw sounds familiar, the developer has been in the news recently. The Province newspaper reported February 16, 2017 that the B.C. Securities Commission found that Schouw had committed fraud in connection with the Artemisia project on Hornby Street.
 
Artemisia condos
Artemisia was later completed by Boffo.

That project was later taken over by Boffo Developments Ltd. Schouw is also known for developing the Grace and Iliad luxury condo developments. 

Chinatown is facing intense development pressure after it was rezoned by the city in 2011. The Chinatown Historic Area Height Review allows for taller buildings up to 90 feet, with the potential to rezone up to 120 feet.
 
137 Keefer Street
Rendering of possible development at 137 Keefer Street, which is not yet before the city.

The Keefer Block, 188 Keefer, BlueSky Chinatown, and Framework are all new condo developments that have been completed since increased building heights were allowed. 

Many community advocates say the new developments have displaced traditional small businesses frequented by low-income Chinatown seniors.
 
On Main Street, the popular Brickhouse bar and Jimi Hendrix Shrine is facing demolition for a 15-storey condo development by Bonnis Development Corporation.
 

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