Question 1

Who is the developer?

Accepted Answer

Ledcor Property Investments (LPI Management Ltd) is the real estate development arm of the Ledcor Group. LPI combines the creativity and agility of a local builder with the experience, stability, and reputation of one of Canada’s most respected construction companies. In partnership with TELUS Living, LPI is leading the redevelopment of TELUS properties across the region.

Question 2

Why is the property being redeveloped?

Accepted Answer

As TELUS continues its transition from traditional copper wire to modern fiber-optic technology, the operational needs for its real estate holdings have evolved. By relocating the existing warehousing and storage functions to more suitable industrial areas, we can unlock this underutilized site to deliver much-needed rental housing and community spaces without displacing any existing tenants.

Question 3

Why is the proposal so tall?

Accepted Answer

Building vertically allows us to deliver secure rental homes and essential community amenities, including a not-for-profit arts and culture space and a substantial daycare, while maintaining a compact building footprint that protects open space at the street level.

Question 4

Why are you proposing an arts & culture space?

Accepted Answer

We are voluntarily providing a 4,900 sq ft arts and culture space, delivered entirely at our cost and conveyed to the City of Vancouver upon completion to be operated by a local non-profit organization.Our community engagement consistently identified the shortage of secure, permanent arts space as an acute need in Strathcona — the region's most artist-dense neighbourhood.The need is well documented: Eastside Arts Society research indicates ~400,000 sq ft of studio space was lost over the past decade and median studio rents increased by 65%.The site is uniquely positioned to respond, located in the heart of the Eastside Arts District, with a podium form well suited to creative uses.

Question 5

Does the proposal include affordable housing?

Accepted Answer

The proposed housing is 100% market rental, which addresses a critical gap in Vancouver's housing supply and helps alleviate pressure on older, more affordable housing options in the surrounding neighborhood.While we recognize the critical need for more subsidized and social housing in Vancouver, the high cost of delivery paired with the project’s rental tenure means that providing a viable amount of social housing is not financially feasible.

Question 6

How will you ensure the safety of the courtyard?

Accepted Answer

The courtyard is designed to encourage all day activity. Access points to the different uses in the building are connected through the courtyard, including the daycare, retail units, arts and culture space, north tower lobby, and pedestrian walkthrough to the commercial parking spaces. It is envisioned to act as a “third space” that relates to the open space across the street and strengthens this area as a community gathering node, with opportunity for public art installations and performance uses associated with the arts and culture space. Ample lighting, professional management and passive surveillance from the surrounding spaces will ensure the space is vibrant and safe for community use.

Question 7

Why is the vehicle entry point on Union Street?

Accepted Answer

To ensure Raymur Avenue remains a safe, vibrant, and people-first space that complements the open space and housing across the street at Stamp’s Place, all vehicle and loading access has been consolidated into a single point on Union Street. The ground floor is specifically designed to enclose all loading, parking, and waste collection inside the building. This means delivery trucks and service vehicles can turn around completely within the interior parking area, eliminating the need to reverse onto the street and keeping sidewalks and bike lanes clear.

Question 8

How much parking is included in the proposal?

Accepted Answer

The proposed development includes 221 vehicle parking spaces for tenants, 22 tenant visitor parking spaces, 18 commercial parking spaces, and 12 oversized spaces for daycare pick-ups and drop-offs. While the City's bylaws do not mandate residential parking minimums for this type of housing (aside from accessible and visitor stalls), the amount of parking proposed was carefully considered to meet anticipated tenant needs and avoid spillover onto neighborhood streets. Many tenants are anticipated to walk, bike, or take transit given the site’s proximity to major employment centers, entertainment, park space, transit access and bike routes.

Question 9

When could construction start?

Accepted Answer

If the approvals process proceeds as expected, the earliest possible construction start is in early 2028.

Question 10

How long would construction take?

Accepted Answer

Construction is estimated to take 3 years.

Question 11

How can I stay informed or voice a concern during construction?

Accepted Answer

We are committed to being a good neighbour throughout the construction process. A dedicated community liaison will be assigned to provide regular construction updates, answer questions, and directly address any local concerns. Contact information will be provided to our neighbours before work begins, so you always know who to contact and what to expect.

Question 12

How will construction disruptions be mitigated?

Accepted Answer

Construction will be managed in accordance with a Construction Management Plan, which outlines how work will be coordinated to protect public safety and reduce disruption. Measures include controlled site access, clear separation between work areas and the public, and coordinated scheduling of activities.A Traffic Control Plan will be implemented to manage construction traffic and truck deliveries. This may include designated truck routes, on-site flaggers, cones, and signage to support the safe movement of vehicles, pedestrians, and cyclists around the site. Construction hoarding, fencing, and safety signage will be installed as required to separate the public from active work areas, maintain clear pedestrian routes, and support safe movement around the site. Signage will be designed to be clear, consistent, and easy to understand.Construction activities will comply with applicable noise bylaws. The project team will work with the contractor to plan and sequence work to minimize noise impacts, particularly for higher-impact activities. Advance notice will be provided to nearby neighbours when noisier construction activities are scheduled.

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