Heritage Action Plan Feb 2015 open house information...

• First Shaughnessy District

Key Areas of Work

The HAP is made up of five key areas for action.

What is the Heritage Action Plan (HAP)?

The Heritage Action Plan is a Council-approved set of actions to update the Heritage Conservation Program and improve the way in which we manage, preserve, and celebrate our heritage.

Objectives of the HAP

Work on the HAP will be guided by the following objectives:

• Update the Vancouver Heritage Register.

• Improve heritage conservation tools and incentives.

• Streamline application processing for heritage projects.

• Take immediate action on priorities. Council has identified the review of character homes in certain zones as a priority.

• Maximize sustainability outcomes.

• Involve and engage the community.

Welcome!

The Team

The City is working with an interdisciplinary team of consultants to implement the HAP:

Donald Luxton & Associates (principal) | CitySpaces Consulting | Coriolis Consulting

Young Anderson Barristers + Solicitors | GHL Consultants | Dunster & Associates Environmental Consultants

Dr. Angela Piccini | Dr. Harold Kalman

A Public Advisory Committee will also provide input throughout the process.

Information in this display focuses on the Heritage Conservation Program Review and Character Home Zoning Review

01

Heritage Conservation Program Review

Heritage Register (VHR) Upgrade

• Single Family Zones

Sustainability Initiatives

Awareness & Advocacy Initiatives

Character Home Zoning Review

Work Program + Consultation Schedule

Heritage Conservation

Program Review

Heritage Register (VHR)

Upgrade

Character Home

Zoning Review

Sustainability Initiatives

Awareness & Advocacy Initiatives

Public

Engagement &

Consultation

• Visioning

• Processing Improvement Review

• Best Practices Review

• Research & information gathering

• Historic Context Statement & Thematic Framework Development

• First Shaughnessy District Review

• Single Family Zone Review

• Construction & Demolition Waste Diversion Strategy Implementation & Review

• Energy Retrofit Program Development

• Vancouver Building Bylaw & Heritage Buildings Awareness

• Partner Activities

Public Advisory Committee & Stakeholder Meetings

Online Engagement Opportunities

Events:

• Open Houses

• Practitioner Round Tables

• Partner events

Events:

• Open Houses


• Focus Groups

• Partner events

Events:

• Open Houses


• Partner events

FALL 2014 / EARLY 2015SPRING

2015SUMMER

2015FALL 2015

WINTER 2015

• Further Review of Single Family Options

• Review of regulations, tools & incentives

COUNCIL UPDATE

• Vision for HCP

• Recommendations & Implementation for First Shaughnessy District

• Report back on Character Homes in RS zones (high-level)

POTENTIALCOUNCIL UPDATE

• Detailed Recommendations & Implementation for Character Homes in RS Zones

COUNCIL UPDATE

• Report back on Balance of Heritage Action Plan Implementation & Final Recommendations

02

In 1986, the City’s Heritage Conservation Program was established to celebrate Vancouver’s centennial. The current Heritage Conservation Program is a diverse program offering a range of management tools and conservation incentives, as illustrated below.

*Management Tools are enabled by the Vancouver Charter.

HERITAGE CONSERVATION PROGRAM

HERITAGE REGISTER

MANAGEMENT TOOLS*

PUBLIC ENGAGEMENT/AWARENESS

PLANNING AND REGULATORY

SUPPORT PROTECTION

• Community Plans

• Zoning and Development and other By-laws

• Heritage Policies and Guidelines

• Zoning and Development Incentives

• Transfer of Density

• Property Tax Exemption

• Grants

• Dedicated Staff

• Heritage Designation

• Heritage Revitalization Agreement

• Temporary Protection

• Heritage Conservation Covenants

• Heritage Alteration Permits

• HERITAGE CONSERVATION AREAS


Heritage Conservation Areas (HCA)• Heritage Conservation Areas are not currently utilized in Vancouver, but are being explored

as a potential tool in certain historic districts.

• Many other municipalities have established HCAs since their introduction in 2002, with approximately 70 existing in BC.

• Local examples include Port Moody, North Vancouver, and Victoria (which has 13 HCAs).

03

Heritage Conservation Areas (HCAs)

An HCA is a distinct district with special heritage value and character. HCAs are used to identify, manage, and provide long-term protection to heritage resources.

Once established, additional areas can be added and a Standards of Maintenance Bylaw can be adopted to ensure historic features are maintained.

HCA Examples

City of Victoria

• Community concern over the demolition of heritage buildings led Victoria to introduce Heritage Conservation Areas, as part if its Official Community Plan.

• 13 HCAs, with ‘Old Town’ being the largest.

• Development in HCAs regulated through Development Permits and Heritage Alteration Permits.

District of West Vancouver

• The Lower Caulfeild neighbourhood dates back to 1899 when Francis Caulfeild planned and designed the neighbourhood. An HCA for this area was adopted to provide special protection.

• Subdivisions, development and any alterations to site or buildings require a Heritage Alteration Permit.

Schedules can be added to identify specific neighbourhoods for heritage protection.

Heritage Alteration Permits are used to allow for changes to heritage properties, and are integrated with a development permit process.

Overarching Heritage Conservation Area Bylaw

AREA 1 AREA 2 AREA 3

HCA

04

05

Vancouver’s Heritage Achievements

An inventory of almost 2,200 historic resources with significant heritage value, including buildings, structures, streetscapes, landscape resources and archaeological sites.

Heritage Protection

• About 25% of sites on the Register are protected through Heritage agreements

• In the past 5 years, 68 new resources have been added to the register (an average of 14 per year)

Heritage Advocacy

The Vancouver Heritage Foundation was created in 1992 and provides advocacy, education to support for heritage conservation in Vancouver.

Special Incentive Program for the Downtown Eastside

• Award-winning incentive program designed to stimulate heritage conservation and economic revitalization in the DTES

• Level of work ranges from façade upgrades to complete building rehabilitation

• Incentives have included grants, property tax exemptions, transferable density, and other regulatory incentives

• 41 buildings rehabilitated since 2004 with total value of work exceeding $550 million

• An average of 4.5 dollars of private investment was leveraged for every dollar of City incentives

Heritage Register

Heritage & Community Value

Heritage initiatives can positively impact a community offering its residents both tangible and intangible benefits, such as:

• Learning about the City’s history through its built form

• Fostering community identity, pride and a sense of place

• Sharing in economic benefits such as:

• Job creation through restoration and maintenance of heritage resources.

• Enhanced property values.

• Tourism

• Reusing buildings also reduces the amount of energy-intensive materials required for new construction.

Heritage & Property Values

Studies have shown that historic places retain economic value overtime:

University of Waterloo

• Studied close to 3,000 properties in 24 communities.

• Concluded that heritage designation did not have a negative impact on property values.

Vancouver Heritage Foundation (VHF)

• Researched assessed values of heritage and non-heritage properties.

• Heritage Register and designated heritage houses increased in value by 42%

• Non-heritage houses increased only 39%


Best Practices

Part of the HCP review involves researching global, national, and provincial heritage planning best practices. The following are a few examples:

Victoria

The City of Victoria offers a program that

encourages active participation and buy-in

from residents. Tools include:

• Planning & Regulatory Tools: including

the Heritage Register (approximately 1,100

sites), Heritage Inventory, use of Heritage

Alteration Permits, Heritage Strategic

Plan For The City of Victoria, 13 Heritage

Conservation Areas (HCA), the Official

Community Plan, which has adopted

the Standards and Guidelines for the

Conservation of Historic Places in Canada

• Incentives: House Grants Program, Building

Incentive Program, Tax Incentive Program for

Downtown Heritage Buildings, and Illuminate

Downtown Grants

• Education: heritage conservation promoted

through various organizations including the

Victoria Heritage Foundation, the Victoria

Civic Heritage Trust, the Hallmark Society,

the Victoria Historical Society, and the Old

Cemeteries Society, as well as the publication

of This Old House: Victoria’s Heritage

Neighbourhoods.

Toronto

The City of Toronto’s heritage program focuses

on neighbourhood character and the creation

of sustainable heritage conservation districts.

Tools include:

• Heritage Conservation Districts: HCDs

designed to protect and enhance the special

character of groups of properties in an area;

the character is established by the overall

heritage quality of buildings, streets and

open spaces as seen together; Toronto has

16 Heritage Conservation Districts

• Heritage Easement Agreements: identifies elements of a building which are to be retained in perpetuity and may also set out permitted alterations and development.

• Financial Incentives: Toronto Heritage Grant

Program and Heritage Property Tax Rebate

Program

06


San Francisco

The City of San Francisco offers many tools

governed by the State of California and the

Federal Government, or offered through the

non-profit society SF Heritage.

• Planning & Regulatory Tools (Municipal): New Window Replacement Standards, FAQ

page, which offers quick and accessible

answers

• Incentives (State and Federal): Mills

Act, Federal Tax Credits, Preservation

Easements, California Historical Building

Code (CHBC), Preservation Loan Program

(PLP)/ Preservation Loan and Technical

Assistance Program (PLTAP)

• SF Heritage Program: Historic Property

Inventory, which focused on addressing the

continued erosion of the historic downtown

core

Melbourne

The City of Melbourne offers an

evolving program, which embraces

emerging technologies to engage broader

heritage audiences. Melbourne’s heritage

program includes:

• Planning & Regulatory Tools: Melbourne

Heritage Restoration Fund, Heritage

Overlay (required permits for work on

historic sites/in historic areas), Heritage

Precincts (11 within the Capital City Zone),

Heritage Strategy (outlining the direction

of the program over the next 15 years), the

Heritage Strategy also generated a separate

Indigenous Heritage Study and Strategy

• i-Heritage Database: an interactive piece

on the city’s website, allows users to view

multiple layers of information on more than

8,000 properties, as well as streets and

laneways

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Draft Vision, Goals & Strategic Directions

A draft Vision, Goals and Strategic Directions have been developed to inform future phases of the Heritage Action Plan work, and to guide Vancouver’s Heritage Conservation Program in future years.

Vision

The City of Vancouver’s Heritage Conservation Program encourages and fosters the retention and conservation of historic places across the city, while supporting the ongoing sustainable development of its neighbourhoods.

Goal #1: Recognize A Diversity of Heritage Values

Identify, celebrate and protect a broad range of historic places, including those with intangible social and cultural values, which illustrate Vancouver’s diverse development over time. Encourage the conservation of neighbourhood character by preserving historic places

that support local identity.

Strategic Directions

• Updated Heritage Register

• Integrated Neighbourhood Planning

Program Components

• Vancouver Heritage Register

• Historic Context Statements & Thematic Frameworks

• Statements of Significance

Goal #2: Enhance Management Tools

Provide heritage leadership through clear, consistent and reliable policies that are integrated with the overall planning framework. Offer effective and dependable heritage management tools and incentives

that balance meaningful conservation with other City objectives.


• Streamlined Processing

• Effective Incentives

• Supportive Regulations & Policies

• City Stewardship

Program Components

• Planning & Regulatory Tools

• Support Tools

• Protection Tools


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Goal #3: Link Heritage to Other City Goals

Understand the environmental and socio-cultural benefits of heritage conservation and demonstrate how heritage conservation can contribute to achieving other City goals, such as environmental stewardship,

affordable housing, and thriving community and cultural spaces.


• Sustainable Heritage Conservation

• Interdepartmental Initiatives

• Integrated Design Processes

Program Components

• Greenest City Strategy

• Urban Forest Strategy

• Other Social, Housing, & Cultural Strategies

Goal #4: Promote Public Awareness, Engagement & Support

Promote enthusiasm and support for the celebration and protection of the city’s historic places. Enhance public education and awareness of

the Heritage Conservation Program.


• Improved Awareness & Engagement Tools

• Strategic Partnerships

Program Components

• COV Heritage Plaques

• COV Heritage Awards

• Public Advisory Committees

• Online Tools & Resources

• Information Guides & Publications


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We are exploring ways to strengthen First Shaughnessy’s zoning and guidelines to better achieve the area’s goals for the conservation and preservation of heritage and character homes and landscaping.

About First Shaughnessy

• Originally planned by CPR in 1907, and designed by Montreal architect, Frederick Todd to include large houses, well-appointed gardens and estate sized lots

• Resulting neighbourhood defined by lush landscaping, mature trees, and distinct homes in neo-Tudor, Federal Colonial, and Arts and Crafts styles

Objectives for FSD Review

• Encourage the preservation of heritage and character homes through zoning incentives

• Strengthen provisions for the preservation of trees and existing landscape features

• Ensure compatibility of new development

• Support a variety of dwelling types, such as secondary suites and infill

• Support architectural excellence by allowing greater flexibility of built form options

• Update zoning to better align with community interests and currently adopted Council policies and objectives

First Shaughnessy District: Background

10

The First Shaughnessy Official Development Plan (FSODP) guides all development in First Shaughnessy. It was adopted in 1982, and was established to protect the heritage character of the area. The following intent and goals are excerpts from the FSODP.

Intent of Current Zoning

• To protect and preserve unique pre-1940 character of neighbourhood by encouraging conservation and restoration of meritorious homes, and recognizing development potential of large sites.

Heritage Goals in Current Zoning

• Strengthen a unique architectural and historical area.

• Promote conservation and restoration of meritorious pre-1940 homes and maintenance of the estate-like image of development in accordance with design guidelines adopted by Council.

• Preserve and enhance the cultural, social, economic, architectural and historical elements of First Shaughnessy.

• Promote excellence in architectural design and construction that is compatible with the character and quality of most pre-1940 houses in the area.

• Enhance the aesthetic character, diversity and interest of the city.

• Preserve and improve the public and private streetscape.

• Build upon the heritage conservation efforts of the City as embodied in the Official Development Plan by pursuing other complementary actions.

Design Guidelines & Heritage Inventory Overview

• The First Shaughnessy Design Guidelines assist in the preparation and review of all development, and speak to the design philosophy of the area.

• The First Shaughnessy Heritage Inventory is included as Appendix B of the Design Guidelines.

• Lists the pre-1940 houses in the neighbourhood as having historical significance.

• Identifies properties eligible for development incentives provided in the FSODP.

• Cross-references properties that are also listed on the Vancouver Heritage Register (a separate list of valuable heritage property).

FSD: Current Zoning

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Outlined below are concerns recently raised by residents and the broader community.

FSD: Concerns + Opportunities

Concerns with New Development

• New homes often appear out of scale with neighbourhood character due to current development regulations and substantial floor area exclusions

• Mature landscaping and trees often lost with new buildings

• New underground parking has significant impact on existing landscaping and trees

Opportunities to Address Concerns

• Two approaches to address these concerns are being explored:

Regulatory Framework Options

Looks at overall zoning structure.

Development Options

Looks at regulations and design guidelines.

12

Concerns with Character & Heritage Homes

• In recent years, the loss of pre-1940 homes has increased dramatically

• Incentives in zoning to retain pre-1940 homes are no longer working

• Lack of maintenance of older homes and demolition through neglect

• Market demand puts pressure on heritage character and homes

• Significance of a property being listed on the First Shaughnessy Heritage Inventory is not clear

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Outlined below are two options for how the area’s zoning could be structured. These two approaches, and the differences between them, are further described on the following two boards. Additional information on Heritage Conservation Areas can be found on Boards 3 and 4.

FSD: Regulatory Framework Options

OBSERVATIONS

• Would not have significant impact on the loss of character and heritage homes in the area

• Would not clarify status of pre-1940 homes listed on First Shaughnessy Heritage Inventory

• Incentives to encourage heritage and character home retention could still be improved in the zoning regulations

• Compatibility of new development could be improved by refining zoning regulations and the First Shaughnessy Design Guidelines

OBSERVATIONS

• Would clearly distinguish First Shaughnessy as an important heritage area in the city

• Properties on First Shaughnessy Heritage Inventory could be listed under the HCA, providing clarity around their importance

• No loss of development rights to property owners, thus compensation is not required

• A Heritage Property Minimum Maintenance Standards Bylaw could be adopted to ensure demolition by neglect is avoided in the future

• Compatibility of new development could be improved by refining zoning regulations and the First Shaughnessy Design Guidelines

Option 2 :Adopt a Heritage

Conservation Area (HCA)

Option 1 :Maintain Current ODP

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• GOALS

• INTENT

• REGULATIONS

• USES

• DESIGN GUIDELINES

• ADVISORY DESIGN PANEL

TERMS OF REFERENCE

• HERITAGE INVENTORY

Zoning ToolsObservations

Option 1 : Maintain Current ODP

FS Design Guidelines

• Adopted in 1982, before HCA

tool was available

• Does not give protection to

properties, despite their listing

on the Heritage Inventory

• No ability to require

maintenance of heritage

properties and their distinct

features, resulting in demolition

through neglect

• Incentives for pre-1940 home

rentention is minimal

• Council-approved guidelines

including a list of pre-1940

properties (Heritage Inventory)

• Lack of clarity about

significance of being listed on

the Heritage Inventory vs. the

Heritage Register

• Extensive time spent by

property owners and staff to

review and confirm merit of

pre-1940 homes on Heritage

Inventory

FS Official Development Plan


Option 2 : Adopt a Heritage Conservation Area (HCA)

Observations

• USES

• REGULATIONS

FS Zoning (New District Schedule)

• DESIGN GUIDELINES

• ADVISORY DESIGN PANEL

TERMS OF REFERENCE

FS Design Guidelines

• GOALS

• INTENT

• HERITAGE INVENTORY

HCA – First Shaughnessy (Area 1)

Zoning Tools

• Uses and regulations from

FSODP transferred to a new

district schedule of the Zoning

& Development By-law (same

By-law location as other Single

Family zones)

• Incentives for pre-1940 home

retention could be built into

district schedule

• Design Guidelines would remain

unchanged in structure

• First Shaughnessy Advisory

Design Panel Terms of Reference

would still exist as Appendix A to

Guidelines

• Heritage Inventory no longer in

guidelines

• Gives protection to heritage

properties

• Intent and goals from FSODP &

Heritage Inventory from Design

Guidelines carried over to HCA

• Clarity provided around heritage

value of pre-1940 homes, as

would be considered Protected

Heritage Property and could

not be demolished, but would

maintain development potential

• Ability to require maintenance of

heritage properties

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FSD: Development Options

Observations • Original Shaughnessy houses

were relatively small on their

site leaving large yards for

landscaping. This contributes

to the estate-like character of

the area and represents the

era when it was developed

• Whether a small or large site,

yard setbacks are the same

• The size of new houses

does not fit into the

neighbourhood character

Possible Solutions:

• Decrease building footprint

• Increase front yard, rear yard and side yard setbacks

• Establish a building depth

Benefits:

• Achieve greater compatibility and consistency with the neighbourhood character

• Increase opportunities within enlarged landscaped yards

Building Setback & Yards

20% sideyard

40’ sideyard

35% building depth

Pre-1940 Building Footprint Possible Footprint Under

Current Zoning

Possible Footprint With

Setback Revisions

1912 Fire Insurance Map

16


Floor Space Regulations

Observations:

• The current floor space ratio (FSR) allows large floorplates

• Many existing homes are built to the maximum FSR and no further additions can be considered

• Some exclusions from FSR, e,g. parking and mechanical spaces, contribute to the bulk of new development that is inconsistent with the area’s character

Possible Solutions:

• Decrease the allowable FSR for new developments

• Limit above grade FSR allowances

• Place a limitation on open to below areas (double height rooms)

• Eliminate FSR exclusions for heating and mechanical equipment to be consistent with other residential zoning districts

Current Zoning: Areas Excluded From Floor Area Calculations

open to below

parking

mechanical spaces

17

(dbl height rooms)


Parking

Observations:

Current zoning exempts parking beneath the house resulting in:

• Large excavated driveways and sunken auto courts that break up the landscape

• Large areas of excluded parking result in additional mass and bulk in the overall building

• Limited opportunities for at-grade landscaped yards.

Possible Solutions:

• Allow accessory garage buildings in the rear yard.

• Align accessory buildings in FSD with city-wide regulations by no longer including them in the floor space ratio (FSR).

• Establish criteria to enable porte cocheres with in the front yard where possible.

• Remove the parking exclusion

18


Building Height

Observations:

• Pre-1940 homes often exceed the current allowed height of 35ft.

1550 Marpole 42 feet 1626 Laurier 38 feet

Observations:

• New homes under existing regulations for maximum height and minimum yards result in the following

Possible Solutions:

• Allow consideration of height beyond 35 feet to a maximum of 45 feet where building width is reduced through provision of a wider side yard.

Shallow roof forms Horizontal Massing

Push in width Push up height

1: Current Regulations: Zoning Envelope

2: Proposed Solution: Revised Zoning Envelope

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Current envelope


Multiple Conversion Dwelling

Observations:Multiple Conversion Dwelling is offered as an incentive for the retention of pre-1940 homes based on:

• Existing dwelling size

• Unit sizes

• Maximum 4 units

MCD Development is not common due to the maximum permitted unit number.

Possible Solutions:

1) For Dwellings Meeting Current Minimum Floor Area of 7,000 sq. ft

• Increase the maximum dwelling unit allowance

• Keep current average unit sizes to ensure livability

• Allow 10% increase in floor area and alterations to support livable units and changes necessary to meet regulations of the (VBBL).

2) For Dwellings With A Minimum of Existing Floor Area of 6,000 sq. ft

• Allow duplex development

• Allow 10% FSR additions and alterations to support livable units and accommodate changes necessary to meet regulations of the (VBBL).

• An additional 96 pre-1940 lots would qualify*

3) For All Existing Pre-1940 Homes

• Allow secondary suites with own door access

*Shaughnessy Heights Property Owners’ Association/Robert Lemon: FSODP Review 1990

20


Infill Development

Observations:

Infill is offered as an incentive for retention of pre-1940 homes based on:

• Lot size (minimum of 23,000 sq. ft.)

• Existing building size

• Site coverage

• Only 97 lots qualify*

Possible Solutions:

• Keep current FSR and the site coverage regulations to preserve estate-like character

• Reduce qualifying minimum lot area for infill to 20,000 sq. ft

• 145 lots would qualify*

*Shaughnessy Heights Property Owners’ Association/Robert Lemon: FSODP Review 1990

pre-1940home

infillstreet lane

100

feet

200 feet

garage

garage

Possible solution illustrating minimum 20,000 sq.ft lot area

21

Single Family Zones: Background

22

City Council directed staff to review ways to encourage retention of pre-1940 character homes in some Single Family zones.

About the Review

• Neighbourhoods with discretionary zoning (where additional density can be granted if certain conditions are met) are the focus of this study (RS-5, RS-3 and RS-3A)

• Almost half of existing buildings in these areas were built before 1940, and retain original features and materials

• Neighbourhood policy directions encourage retention of pre-1940 character homes

• Outcomes from this study may be expanded to other neighbourhoods in the future

Community Concerns & Opportunities

• Concerns have been raised regarding the increasing loss of older, character homes in neighbourhoods

• Concern has been raised about the loss of mature landscaping and trees that comes with new development

• Many opportunities to encourage greater character home retention exist, including existing RT zones where incentives for retention of existing buildings are contained within the zoning

Review Process

This review has two phases:

PHASE 1 Exploring Options

PHASE 2 Zoning Review

Council Report

Feb/Mar 2015 Spring 2015

Council Report

WE ARE HEREPending further direction from

Council

CLINTONPARK

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Heritage House 1925 Heritage House (relocated & rehabilitated) 2014

Existing House 2014

Heritage House (left) & New Duplexes (right)

New Infill House 2014

Project ‘B’Project ‘A’

SFZ: Retention Examples

Neighbourhood: Kitsilano

Zoning: RT-8

Description: Existing House and Infill One-Family Dwelling.

Tool: Heritage Revitalization Agreement

Incentive: Relaxation of infill guidelines. No bonus density.

Density: Up to 0.75 FSR permitted; 0.72 FSR approved

Neighbourhood: Riley Park

Zoning: RT-2

Description: Subdivision for Heritage House and two new Duplexes


Incentive: Variance of Subdivision By-law and bonus density

Density: Up to 0.75 FSR permitted; 0.77 FSR (+3%) approved (total site).

Neighbourhood: Marpole

Zoning: RS-1

Description: Relocated Existing House – Subdivision Infill


Incentive: Variance of Subdivision By-law and bonus density

Density: Up to 0.91 FSR permitted with Laneway House; 0.93 FSR (+2%) approved (total site).

Neighbourhood: Mount Pleasant

Zoning: RT-6

Description: Additions, conversion to suites, and infill development

Tool:

A: Heritage Revitalization Agreement

B: Under RT-6 Zoning

Incentive:

A: Permission to build infill and bonus density

B: No incentive

Density: Up to 0.75 FSR permitted;

A: 0.96 FSR approved (+27%)

B: 0.75 FSR approved (+0%)

With Heritage By-laws including bonus density

Without Heritage By-laws (i.e. under zoning)

Site Plan 2014

Site Plan before HRA

Site Plan 2014

Site Plan 2014Site Plan 2014 - Heritage House (right) & New Duplexes (left)

SFZ: Exploring Options

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Possible Retention Incentives & Opportunities

Based on the lessons learned from RT zoning, there are several zoning tools that could encourage retention of pre-1940 character homes in the RS-3, RS-3A, and RS-5 zones.

Adjust Floor Area

Conditional Density

• Limit conditional density to character retention projects

• Increase amount of conditional density available for retention projects

• Decrease the outright base density, to make conditional density more attractive for retention projects

Floor Area Exemptions (spaces not counted in density calculations)

• Allow exemptions only in projects that retain a pre-1940 home

Increase Units on a Site

Laneway Homes

• Increase allowable floor area for laneway homes when a character home is retained

Infill

• Allow stratified infill units on properties that are retaining a character home

Multiple Conversion Dwellings

• Allow a large home to be stratified into multiple residential units

Subdivision

• Allow smaller lots for projects that retain a character home

CHARACTER MERIT

INCREASED DENSITY FOR RETENTION

PROJECTS

HOUSE RETAINED

SFZ: Exploring Options

25

Modify Building Site Requirements

• Provide more flexibility for character retention projects around lot coverage, setbacks, and building siting

• Reduce minimum lot coverage & building depth for new construction, making retention projects more attractive

• Require retention of landscaping for new construction

Identify Character Homes or Concentration Areas

• Inventory neighbourhoods for all pre-1940 homes to clarify which homes can take advantage of development incentives

• Explore applying RT to sub-areas of neighbourhoods where clusters of character homes exist

Other Programs & Incentives

• Promote energy retrofit pilot programs and partnerships for character homes

• Seek partnerships to establish other programs, incentives, and tools to encourage character home retention

Other Ideas?

Please share your thoughts on how we can encourage retention of character homes in your neighbourhood.

Still Have Questions About FSD?

If you have additional questions about the options being considered for First Shaughnessy District, please join us at an upcoming Learning Session. Speak with a staff member for more information.

Keep in Touch

Stay informed about the HAP by signing-up for email updates on our website at:

www.vancouver.ca/heritage-action-plan

Spread The Word

Tell others about the Heritage Action Plan:

#HeritageActionPlan

Thank you for attending today’s event. Before leaving please take a few moments to share your comments with us by completing the available feedback form.

Next Steps

EARLY 2015

Report back on First Shaughnessy and character homes

SPRING/FALL 2015

Review and upgrade of tools and incentives

END OF 2015

Report back on balance of HAP actions

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Thank You!

Heritage Action Plan Feb 2015 open house information...

Documents

Transcript of Heritage Action Plan Feb 2015 open house information...