developer of 26-storey vancouver tower seeks exemption that would obscure 'precious' views of north shore mountains
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the city of vancouver its considering allowing development in areas once deemed as 'view cones' throughout the city. pictured is the view cone of the north shore mountains from the south shore of trout lake.
jason payne
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a proposed 26-floor tower at 2611 victoria dr. that would block views from trout lake to the north shore mountains will be back before vancouver city council tuesday.
in february, council voted to protect view cones around trout lake. now, the developers — vertex developments of north vancouver and fastmark based in vancouver, on behalf of a numbered company that owns the property — is seeking an exemption to the view policy to allow a height of 83 metres in an area zoned for 10.7 metres.
the proposal is for a 26-storey, mixed-use building containing 250 rental housing units, with 20 per cent of the residential floor area secured at below-market rates and commercial space at the ground level.
while the developers say the building needs to be higher to provide much-needed rental housing and promote mixed-use development, critics argue it would set a precedent for other developers seeking similar exemptions.
residents are also upset the proposal is back on the table without a public hearing, just a council vote tuesday morning.
but council will take into consideration a june 23 report that says the height of the proposal intrudes on the trout lake public view. the report recommends the plan be referred to staff for further analysis.
the city of vancouver is considering allowing development in areas once deemed as view cones. pictured is the view cone of the north shore mountains from commercial drive.
jason payne
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public view guidelines regulate building height, massing, and view shadow impacts to ensure that development does not intrude into protected public views of the north shore mountains, downtown skyline, and key landmark buildings.
the trout lake guideline protects views from trout lake to the ch’ích’iyúy elx̱wíḵn mountains, also known as the two sisters or the lions.
the staff report noted there is strong community support for protecting views of the north shore mountains and the culturally significant two sisters.
resident paisley woodward, who joined neighbours in february to fight for the mountain views, said saturday that trout lake is the one place in east vancouver people can go for nature, water and spectacular views.
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“those views are so precious, and once they are gone, they are gone,” said woodward.
“we don’t have the wide beaches of jericho. we don’t have coal harbour. we don’t have false creek. we don’t have all that. we just have trout lake.”
the site is at the southwest corner of victoria drive and 10th avenue in the grandview-woodland neighbourhood. there are 20 existing rental units on site.
rendering from cityhallwatch shows a proposed 26-storey tower at trout lake that would obscure views of the north shore mountains. courtesy of stephen bohus, bla/cityhallwatch.
cityhallwatch
the new proposal is in response to b.c.’s transit-oriented area density legislation, which requires a minimum 20-storey height within 200 metres of a skytrain station.
“but it doesn’t comply with the view cones,” said woodward. “it’s not like you won’t see tall towers from trout lake. there’s a safeway development at broadway and commercial. you’ll be able to see those towers. they just won’t be in the protected view cones.”
woodward said if the city agrees to move ahead with the proposal, it could encourage other developers to seek exemptions, potentially affecting other protected views across the city.
she believes protecting vancouver’s views will be a hot topic during the upcoming municipal election.
coun. lisa dominato said in february that there was significant opposition to changing the view cones and that more public engagement was needed, while coun. sarah kirby-yung said trout lake is a “gem” in the heart of the city that deserves special consideration for its view corridors.
vancouver’s view cones have long been protected. however, in 2024, city council overhauled that long-standing policy and directed staff to make changes to allow for more housing units.
the city adopted view cones in 1989 to protect 26 of them, a number that was later increased to 38. but the city’s shadow and view policies have been targeted by abc vancouver’s councillors and especially mayor ken sim, who campaigned on shaking up the old rules to get more housing built.
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