welcome [rezoning.vancouver.ca]...vancouver.ca/rezoning welcome the city of vancouver has received...
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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
vancouver.ca/rezoning
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
vancouver.ca/rezoning
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
vancouver.ca/rezoning
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
West End Community Plan vancouver.ca/westendplan
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
West End Community Plan vancouver.ca/westendplan
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
West End Community Plan vancouver.ca/westendplan
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
Social or Rental Housing
So
cia
lH
ou
sin
g
Social or Rental Housing
Social or Rental Housing
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
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
Social or Rental Housing
Social or Rental Housing
So
cia
lH
ou
sin
g
Social or Rental Housing
Social or Rental Housing
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
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
Social or Rental Housing
Social or Rental Housing
So
cia
lH
ou
sin
g
Social or Rental Housing
Social or Rental Housing
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
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
Public Benefit Projects
Village Public Space Improvements
Affordable Housing
U Achieved to Date:
Burrard Corridor
West End Community Plan vancouver.ca/westendplan
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:
Height: up to 375 ft.
Density*: Established through rezoning
Min. Frontage: 130 ft.**
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:
Height: up to 300 ft.
Density: Established through rezoning
Min. Frontage: 130 ft.**
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.