Welcome [rezoning.vancouver.ca]...vancouver.ca/rezoning Welcome The City of Vancouver has received...

vancouver.ca/rezoning

WelcomeThe City of Vancouver has received an application to rezone 1055 Harwood Street from RM-5A (Multiple Dwelling) District to CD-1 (Comprehensive Development) District. The proposal is for a new 32-storey residential building with:

• 82 market residential units;

• 44 social housing units;

• four levels of underground parking with 156 vehicle parking stalls;

• 158 bicycle parking spaces;

• a floor space ratio (FSR) of 10.35; and

• a building height of 91.44m (300 ft.).

The rezoning planner for this application is Linda Gillan ([email protected]).

LOCATION PROPOSED DEVELOPMENT


Rezoning Frequently Asked QuestionsQ. What is zoning?

A. Zoning regulates the use and development of property in the city through bylaws approved by City Council. Zoning is informed by Council policies, initiatives, or directions based on goals for the future of the city and its neighbourhoods.

Q. What does zoning regulate?

A. Zoning regulates the use of a site (retail, residential, office, etc.) and the characteristics of buildings on a site (height, floor area and other physical aspects of the development).

Q. Who makes a decision on rezoning?

A. City Council makes the final decision on whether to approve, modify, or refuse a rezoning application. City staff review applications and make a recommendation to City Council.

Q. How is zoning changed?

A. A property owner or developer/architect working on behalf of a property owner will make an application to rezone a site. A developer starts the process with an enquiry to the City.

Staff give the applicant advice, but no formal position is provided. After an application is received, Rezoning Centre staff seek input from various City departments, the public, and advisory groups of Council such as the Urban Design Panel, Vancouver Heritage Commission, etc.

The application is then evaluated by Planning staff, taking into consideration

the input received from the various departments, the public and advisory groups. A report is written which provides a comprehensive analysis of the application and a recommendation that it be referred to a public hearing.

Council then hears from the public and makes its decision on the application. The final step for Council is enactment of the zoning bylaw. This occurs after the applicant has fulfilled required bylaw conditions.

Q. What is the relationship between policy, zoning, and development permits?

A. • Policy sets broad goals for a community. It can also provide location and types of housing, shopping areas, neighbourhood centres, and a vision for a particular area.

• Zoning sets the use and regulations on any given parcel of land.

• A development permit grants permission for a particular development in accordance with the zoning.

Q. What are important design components in evaluating a rezoning?

A. • Height

• Access to sun

• Landscaping

• Access and circulation for pedestrians

• Ground floor uses

• Contribution to public space

• Building massing/form of development


Rezoning Process

Rezoning Application

An application is formally submitted and the rezoning process begins.

Staff Analysis and Conclusions

The application is then evaluated by Planning staff, taking into

consideration the input received from the various City departments, the

public and advisory groups.

Rezoning Report and Recommendations to Council

A report is written which provides a complete analysis of the application

and a recommendation that it be referred to a public hearing and

approved or refused.

Review by Public, Staff and Advisory Groups

After an application is received, staff in the Rezoning Centre seek input from various City departments, the public, and advisory groups to the City, such as the Urban Design Panel, Vancouver Heritage Commission, etc.

Refuse

If a refusal is recommended, the applicant may appeal to City Council

directly on why the application warrants consideration at a hearing.

Council may refuse the application or refer it to a public hearing for further

consideration.

Public Hearing

A decision is made by

City Council to approve or refuse

the rezoning application.

Approve, subject to conditions Refuse

Satisfy Conditions

Enact Bylaw

Key opportunity for public input (although input can be

received throughout process, including at a Public Hearing).

WE ARE HERE


Capital Plan:Council prioritizes the amenities and infrastructure needed around the city and makes them a part of the City’s Capital Plan, which budgets for long-term investments. This is the main source of funding for public amenity improvements.

Development Cost Levies (DCL):DCLs are charged on any new development in the city and are determined by the size of a development. These augment the capital budget. DCLs are used to pay for parks, childcare centres, non-market housing and engineering infrastructure. They are limited in how they can be spent.

Community Amenity Contributions (CAC):CACs are negotiated from rezonings, and are used to pay for a wider range of amenities and public benefits as part of the planning considerations in a rezoning.

Public BenefitsPublic benefits and amenities are key components in livable, complete communities, and improve the social and physical well-being of city residents. Public benefits include daycares, parks, community centres, libraries, cultural facilities, affordable housing and street improvements.

Public benefits are funded through three main ways:

How Public Benefit Decisions are Made:

Policy / Direction

Applicant Ideas

Public Comment

Staffmake recommendation

City Council

West End Community Plan vancouver.ca/westendplan

West End Community Plan

What is the West End Community Plan?

• Provides a framework to guide change, development, and public benefits

• Accounts for growth over 30 years, including an estimated 7,000-10,000 new residents and 7,000-10,000 new jobs

• Approved by Council in 2013

How was the community involved in creating the plan? We talked to a broad range of community members during the planning process:

389 Twitter followers, 776 mailing list recipients, 3 postcard mailouts, newspaper ads, radio interviews, webpages, posters, and more!

U Getting theWord Out

What does the plan address?

• Land use and built form

• Housing and local economy

• Transportation and public spaces

• Heritage, arts, and culture

• Environmental sustainability

• Community facilities

LGBTQ Nightlife Events

Community Events/Markets

Open Houses & Workshops

Action While Planning Walking Tours

Youth & Seniors Outreach

Participants

“Action While Planning” Projects

Public Events & Meetings

7,551110 7

VillagesLively commercial hubs for locals and visitors

• Three distinct Villages help knit the community together

• Primarily low-rise buildings

• Opportunities for locals and visitors to shop, work, and play

• Vibrant public spaces that are active day and night


Three Character Areas: A Plan for Focused Growth

Villages

Neighbourhoods

Corridors

Areas for focused future growth

West Loop

LEGEND

Haro St

Robson St

Alberni St

Nelson St

Comox St

Pendrell St

Barclay St

Burnaby St

Davie St

Harwood St

Pacific St

Beach Ave

Burra

rd S

t

W Georgia StThu

rlow

St

Broug

hton

St

Bute

St

Jerv

is St

Nicola

St

Bidwel

l St

Carder

o St

Den

man

St

Gilf

ord S

t

Chilco S

t

Lower DavieLower Davie Davie VillageDavie Village

Robson VillageRobson VillageLower RobsonLower Robson

De

nm

an

Vil

lag

eD

en

man

Vil

lag

e

Bu

rrard

Co

rrid

or

Bu

rrard

Co

rrid

or

Georgia CorridorGeorgia Corridor

Beach NeighbourhoodBeach Neighbourhood

Nelson SlopesNeighbourhoodNelson Slopes

NeighbourhoodNelson PlateauNeighbourhoodNelson PlateauNeighbourhood

West of DenmanNeighbourhoodWest of DenmanNeighbourhood

How is the West End changing? Three character areas provide a framework that guides where and how change happens:

Villages

Neighbourhoods

Corridors

Areas for focused future growth

West Loop

LEGEND

Haro St

Robson St

Alberni St

Nelson St

Comox St

Pendrell St

Barclay St

Burnaby St

Davie St

Harwood St

Pacific St

Beach Ave

Burra

rd S

t

W Georgia StThu

rlow

St

Broug

hton

St

Bute

St

Jerv

is St

Nicola

St

Bidwel

l St

Carder

o St

Den

man

St

Gilf

ord S

t

Chilco S

t

Lower DavieLower Davie Davie VillageDavie Village

Robson VillageRobson VillageLower RobsonLower Robson

De

nm

an

Vil

lag

eD

en

man

Vil

lag

e

Bu

rrard

Co

rrid

or

Bu

rrard

Co

rrid

or

Georgia CorridorGeorgia Corridor

Beach NeighbourhoodBeach Neighbourhood

Nelson SlopesNeighbourhoodNelson Slopes

NeighbourhoodNelson PlateauNeighbourhoodNelson PlateauNeighbourhood

West of DenmanNeighbourhoodWest of DenmanNeighbourhood

NeighbourhoodsResidential areas with a

distinct character

• Incremental, modest change

• Limited development to help renew building stock

• Potential for ground-oriented, rental infill housing in laneways

• Green and leafy character

CorridorsAreas for focused

future growth

• Opportunities for additional homes and job space

• Denser development near transit, services, and amenities

• Development contributes public benefits to meet the needs of the community


Considerations for Building Design

Ensuring Sunlight on Key Public Spaces

• Ensure that public open spaces, parks, and Village areas receive adequate sunlight

• Avoid shadowing during times of day when people are typically more active

Maintaining Protected Public Views

• Maintain iconic public views of the mountains and city, as well as important street end views

• Support Council-approved view corridors (protected public views) with height limits

• Separate higher buildings from the more local-scale Village areas

Enhancing the Pedestrian Experience

• Support a vibrant street life with active uses

• Ensure landscaping of new developments enhances the green and leafy character of residential areas

• Support a high quality of building and public space design

Accounting for Private Residential Views

• Where possible, mitigate the impact of new buildings on the views of private residences

• Shape the form of new buildings to respond to private views (can help achieve a distinct architectural identity)

Conceptual illustration of the laneway between Barclay and Haro Streets at Cardero Street, looking northwest, showing potential Laneways 2.0 infill rental housing and public realm enhancements. (See also Sections 7.2.1: Laneways 2.0 and 10.4: Laneways.)

44 7.0 PLACESWEST END COMMUNITY PLAN


Public Benefits Strategy: Funding Community Needs

What is a Public Benefits Strategy?

• A plan that identifies community needs and guides investment for benefits such as community facilities, parks, public spaces, housing, and transportation

• Ensures community needs are met as the West End grows over the next 30 years

How does new development contribute?

• Rezoning applications in the Burrard and Georgia Corridors contribute funding for off-site benefits or contribute on-site social housing (Burrard)

• Developments in Lower Davie and Lower Robson contribute social or rental housing

Housing Community Facilities

Transportation

Utilities

Firehall

Parks

$17M$25M$30M$40M$144 - 159M$335 - 350M

How are public benefits distributed? A total of $585 - $630M in public benefits is anticipated in the plan:

Jim Deva Plaza, 96 units of social housing, and 586 units of secured market rental housing.

Area Boundary

Streets

Park

Beach

West Loop

Villages

Neighbourhoods

Corridors

LEGEND

Social or Rental Housing


So

cia

lH

ou

sin

g



So

cia

lH

ou

sin

gS

ocia

lH

ou

sin

gS

ocia

lH

ou

sin

g

Haro St

Robson St

Alberni St

Nelson St

Comox St

Pendrell St

Barclay St

Burnaby St

Davie St

Harwood St

Pacific St

Beach Ave

Burra

rd S

t

W Georgia StThu

rlow

St

Broug

hton

St

Bute

St

Jerv

is St

Nicola

St

Bidwel

l St

Carder

o St

Den

man

St

Gilf

ord S

t

Chilco S

t

Joe Fortes LibraryJoe Fortes Library

CarderoStrollCarderoStroll

Bute StBute St

QmunityQmunity

Jim Deva Plaza

Jim Deva Plaza

Morton Park

Morton Park

Davie Village Improvements

Vancouver Aquatic Centre


Robson Village Improvements

Alberni Street Improvements

De

nm

an

Vil

lag

e

Imp

rove

me

nts

West End Community

Centre

West End Community

Centre

Area-wide: childcare, transportation, utilitiesArea-wide: childcare, transportation, utilities

Public Bene�ts

Village Public Space Improvements

A�ordable Housing Sites

Seawall UpgradesSeawall Upgrades

Area Boundary

Streets

Park

Beach

West Loop

Villages

Neighbourhoods

Corridors

LEGEND



So

cia

lH

ou

sin

g



So

cia

lH

ou

sin

gS

ocia

lH

ou

sin

gS

ocia

lH

ou

sin

g

Haro St

Robson St

Alberni St

Nelson St

Comox St

Pendrell St

Barclay St

Burnaby St

Davie St

Harwood St

Pacific St

Beach Ave

Burra

rd S

t

W Georgia StThu

rlow

St

Broug

hton

St

Bute

St

Jerv

is St

Nicola

St

Bidwel

l St

Carder

o St

Den

man

St

Gilf

ord S

t

Chilco S

t



Bute StBute St

QmunityQmunity

Jim Deva Plaza

Jim Deva Plaza

Morton Park

Morton Park






De

nm

an

Vil

lag

e

Imp

rove

me

nts

West End Community

Centre

West End Community

Centre


Public Bene�ts




Area Boundary

Streets

Park

Beach

West Loop

Villages

Neighbourhoods

Corridors

LEGEND



So

cia

lH

ou

sin

g



So

cia

lH

ou

sin

gS

ocia

lH

ou

sin

gS

ocia

lH

ou

sin

g

Haro St

Robson St

Alberni St

Nelson St

Comox St

Pendrell St

Barclay St

Burnaby St

Davie St

Harwood St

Pacific St

Beach Ave

Burra

rd S

t

W Georgia StThu

rlow

St

Broug

hton

St

Bute

St

Jerv

is St

Nicola

St

Bidwel

l St

Carder

o St

Den

man

St

Gilf

ord S

t

Chilco S

t



Bute StBute St

QmunityQmunity

Jim Deva Plaza

Jim Deva Plaza

Morton Park

Morton Park






De

nm

an

Vil

lag

e

Imp

rove

me

nts

West End Community

Centre

West End Community

Centre


Public Bene�ts




Public Benefit Projects


Affordable Housing

U Achieved to Date:

Burrard Corridor


Policies• Sculpt buildings to maximize sunlight on

sidewalks.

• Along West Georgia and Burrard streets, set back residential lobby areas from the street to maximize commercial or public uses along the street frontages.

Area E:Rezonings considered to support the Public Benefits Strategy for sites within the Downtown ODP, or toprovide social housing for sites within the current RM-5A and RM-5B zones:

Height: up to 550 ft.

Density*: Established through rezoning

Min. Frontage: 130 ft.**

Area F:Rezonings considered to support the Public Benefits Strategy for sites within the Downtown ODP, or toprovide social housing for sites within the current RM-5A and RM-5B zones:


Density*: Established through rezoning


Area G:Rezonings considered to support the Public Benefits Strategy for sites within the Downtown ODP, or toprovide social housing for sites within the current RM-5A and RM-5B zones:


Density: Established through rezoning


Tower Floor Plate: Should not exceed 5,500 ft.2

• Building heights should not exceed public view corridor limits (except Queen Elizabeth View Corridor under the General Policy for Higher Buildings).

• Ensure new development maintains public street end views to the mountains, English Bay, and Stanley Park.

* Areas E, F and G: Density, height, and floor area will be evaluated based on urban design performance. Public Benefits will be evaluated based on Council-approved policy, including the West End Plan Public Benefits Strategy** In some cases, for corner sites, the minimum frontage can be reduced to 99 ft.

VisionThe Georgia and Burrard Corridors will accommodate additional job space and housing, close to transit, local services and amenities, which help meet the needs of the community.

Welcome [rezoning.vancouver.ca]...vancouver.ca/rezoning Welcome The City of Vancouver has received...

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