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Neighbourhood Transition and Timing

A Gradual Process

Redevelopment of the 22nd Street Station Area is expected to happen gradually, likely over many decades or even generations. Neighbourhood transition isn’t linear; some areas will change sooner, others later, and some may stay the same for long periods of time. Because each property is different, and each project depends on many moving parts, it’s hard to predict exactly when or where change will occur.

How quickly things change will depend on several factors, such as the economy and market conditions, developer and landowner interest, and completion of City-led technical work. Some changes outlined in the reGENERATE Vision will rely on partnerships with organizations like TransLink, BC Hydro, and Metro Vancouver. Collaboration with First Nations, external agencies, and senior governments is on-going. 

What does the redevelopment process look like?

Neighbourhood change doesn’t happen all at once. Here’s what the typically process looks like:

  1. City Land Use and Policy Framework: With the reGENERATE Vision now endorsed, the City will complete more detailed and technical work. Once completed, new land use designations, design guidelines, and other City policies will guide what kinds of buildings are allowed in different areas, and what the standards of development are. 
  2. Market Readiness and Financial Viability: Developers assess if projects are financially viable before moving forward. This depends on factors such as land and construction costs, infrastructure and amenity contributions/costs, permit expenses, and market demand for new homes, shops, offices, etc. 
  3. Land Assembly: New residential and mixed-use buildings will require multiple lots to be sold and combined into a larger site – this is called a land assembly. Some landowners may choose not to sell, meaning change will likely happen block by block, and not everywhere at once, if at all.  
  4. Development Approval Process: Developers must apply for the necessary approvals from the City to be able to proceed with a project. Approvals required will depend on the size, density, location, and type of development proposed. Some proposals, depending on type and complexity, will require community consultation and/or a decision by City Council. See the options for “Development Applications” in that section of this webpage.
  5. Construction: Once all permits are approved, construction can begin. Construction timelines vary depending on the size and complexity of the project.

 

What does this mean for residents?

It is important to recognize that the reGENERATE Vision area is an already lived-in neighbourhood with existing homes and residents. Existing houses and businesses are likely to remain for some time, and redevelopment will happen around them.

  • If you own property: You can continue to live in and maintain your home. There is no requirement to sell or redevelop. Any future redevelopment would require land assembly and City approvals.
  • If you rent: Landlords may continue to rent out homes until a demolition permit is issued, but some may choose to stop renting earlier. The City and Province have policies to support renters through redevelopment. To learn more about tenant protection, click here.

Recognizing construction activity may have impacts on the daily life of residents, existing City bylaws are in place to lessen the construction impact by regulating noise and ensuring that special attention is given to temporary traffic, access, and circulation.