east site - vancouver...the existing church and activity centre currently have 10 off-street parking...

vancouver.ca/rezapps

WelcomeThe City of Vancouver has received an application to rezone 2165-2195 West 45th Avenue and 2205-2291 West 45th Avenue from RS-5 (One-Family Dwelling) District to CD-1 (Comprehensive Development) District. The proposal for the two sites included in the rezoning application includes: East Site:

• a proposed floor space ratio (FSR) of 2.47;

• 8-storey market residential development with 2.5-storey townhouses along 45th Avenue and 4-storeys along the adjacent lane to the north;

• 40 units comprised of 19 three bedrooms (47.5%), 16 two bedrooms (40%) and 5 one bedrooms (12.5%);

West Site:• a proposed floor space ratio (FSR) of 1.73;

• restoration and heritage designation, and seismic upgrading of the church including improvements to the sanctuary for enhanced music performance;

• a new 5-storey (including basement) infill building with:

• a new community activity centre on levels 1-3; and

• 32 units of affordable rental housing on levels 1-5 comprised of 6 two bedrooms (19%), 13 one bedrooms (40.5%) and 13 studio units (40.5%).

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 the public realm

• 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


Questions and Concerns

What policy is this proposal being considered under?

The rezoning application is being considered under the City’s Heritage Policies and Guidelines and Affordable Housing Policies. The Heritage Action Plan, approved in December 2013, included a number of actions to support conservation of the City’s heritage resources. The City’s affordable housing policies generally support the delivery of affordable housing on sites across the City.

Is this a spot rezoning?

No, this is not a spot rezoning. Unlike a spot rezoning (one without pre-existing policy), this application has been made with reference to a number of City policies. The Heritage Policies and Guidelines support protection of heritage resources, and the City’s Affordable Housing Policies support new non-market housing throughout the city.

As well, the Arbutus Ridge/Kerrisdale/Shaughnessy (ARKS) Community Vision includes a number of directions that support consideration of the rezoning application, such as support for retaining buildings on the Vancouver Heritage Register and increasing affordable housing.

2165-2195 West 45th Avenue and 2205-2291 West 45th Avenue

Could this result in other similar rezonings in the area?

The rezoning application is being considered under the City’s heritage policies and guidelines, citywide institutional policy, and affordable housing policies. There are 17 heritage listed properties in the area bounded by 41st Avenue, West Boulevard, 49th Avenue and MacDonald Street. While it is possible that other rezonings could be brought forward in the future for heritage retention or affordable housing; a similar proposal to the rezoning application for the Ryerson Dunbar United Church sites is unlikely as there are relatively few institutional sites in the neighbourhood.



Does the ARKS Community Vision limit the maximum height to four storeys for any rezoning application?

The “New Housing” directions in the ARKS Community Vision, Chapter 15, are intended to inform long range planning for increasing density in single-family areas in locations identified through the “New Housing Locations” chapter. Proposals for institutional sites, heritage properties or affordable housing are not evaluated using the new housing types directions within the Vision alone. Other examples of projects within the ARKS planning area considered under various citywide policies include:

• Crofton Manor (2803 West 41st Avenue) – 6-storey seniors development

• Kirkland’s Metal Shop (6158 East Boulevard) – 6-storey heritage retention project

• Shannon Mews (7101-7201 Granville Street) – heights ranging from 5 to 10 storeys


Will the review of the application consider the scale of nearby development, including the houses on 45th Avenue??

Review of the application will include consideration of the height and form of development relative to the surrounding zoning and built form context. The Dunbar Ryerson United Church sites are located directly south of the RM-3 zoned area that includes residential apartments up to 12 storeys. To the west, east and south sites are zoned RS-5 and are developed with detached housing (which allows secondary suites and laneway houses). The application, which includes a 5 storey building on the west site and an 8-storey building on the east site, is intended to step down in height from the RM-3 apartment area to the adjacent RS-5 detached (2.5 storeys) housing area to the south, west and east. The application also includes low-rise townhouses along West 45th Avenue that are intended to reflect the scale of existing detached houses to the south and east.



Does the proposal provide all the necessary parking?

The application is proposing to significantly increase the amount of parking available for the church beyond what is there currently through development of underground parking. The existing church and activity centre currently have 10 off-street parking spaces. The application proposes 45 vehicle spaces for the church and activity centre, 12 space for the affordable housing and 83 spaces for the market housing. A parking relaxation based on the Parking By-law is being requested for the church and activity centre. This aspect of the proposal will be reviewed by Engineering staff as part of the overall staff review of the application. The applicant has submitted a transportation study that will be used in this assessment.


Are all 32 units of housing on the West Site “affordable”?

This project will be owned and operated by a non-profit organisation and offer mixed-income, non-market rental housing. The project will exceed the level of affordability required to meet the City’s definition of social housing as set out in the Zoning and Development By-law. In light of having no source of ongoing government subsidies, the rental mix contemplated ensures the financial viability of operations without the need for ongoing operating subsidy. The group of higher rent units cannot exceed the current Development Cost Levy (DCL) waiver rates as set in the DCL By-law. Any opportunity to deepen the affordability will be determined through the rezoning process.



Is this proposal being considered under the Rental 100 or Affordable Housing Choices Interim Rezoning Policy?

This is not a rezoning that is coming in under the Secured Market Rental Housing Policy (Rental 100) or the Affordable Housing Choices Interim Rezoning Policy (IRP). This is a unique rezoning that is being considered in light of the provision of public benefits, specifically affordable housing along with heritage protection, and the cultural community space.


Would the affordable housing units be secured?

The rental unit tenure and affordability levels will be secured through a Section 219 Covenant and a Housing Agreement which will be registered on title and in effect for 60 years or the life of the building, whichever is longer.

What would the rental rates be?

It is anticipated that approximately 1/3 of the dwelling units will be occupied by persons eligible for either Income Assistance or a combination of basic Old Age Security pension and Guaranteed Income Supplement and are rented at rates no higher than the shelter component of Income Assistance ($375 for studios);

It is anticipated that approximately 1/3 of the dwelling units will be occupied by households with incomes below the applicable Housing Income Limits as published annually by the British Columbia Housing Management Commission. These units will rent at rates that are no higher than 30% of such Housing Income Limits ($963 for studios, $1,063 for 1 bedrooms and $1,300 for 2 bedrooms);

The remaining approximately 1/3 of dwelling units will rent at market level rates up to the current DCL waiver threshold rates referred to in the DCL Bylaw ($1,496 for studios, $1,922 for 1 bedrooms and $2,539 for 2 bedrooms.

vancouver.ca/heritage

Protecting Heritage ResourcesHistoric buildings and sites bring Vancouver’s history into our daily lives. The protection of heritage resources can be achieved through Heritage Designation and/or a Heritage Revitalization Agreement. Protecting heritage resources ensures they remain a legacy for future generations.

Municipal Heritage Designation

Heritage designation is a legal means of heritage protection. It allows the City to regulate, by By-law, the demolition, relocation and alteration of heritage property, including interior features. Changes to a designated site require a Heritage Alteration Permit (HAP). There are approximately 500 resources designated.

Heritage Revitalization Agreement

A Heritage Revitalization Agreement (HRA) is an agreement, negotiated by the City and an owner, that can provide long-term heritage protection for a property. It is similar to heritage designation in that it legally protects the building from demolition, however it has additional power to vary or supplement provisions of a land use by-law. HRAs are intended to be a powerful and flexible tool specifically written to suit unique properties and situations. It also outlines the duties, obligations and benefits negotiated by both parties of the agreement. If use or density is to be varied, a public hearing is required.

City Council Policy on Heritage Designation

The City’s long term goal is to protect, through voluntary designation, as many resources on the Vancouver Heritage Register as possible.

Legal designation will be a prerequisite to an owner accepting certain bonuses and incentives.

The City may initiate designation of buildings of extraordinary merit. Prior to proceeding with designation, the City will address the question of a compensation package to the owner.

Heritage Action Plan

In December 2013, City Council approved the Heritage Action Plan, which responds to citizens’ and Council’s desire to encourage and support heritage conservation and character retention in the city. A number of actions were approved, including the use of available tools to conserve the City’s heritage resources.

vancouver.ca/heritage

• First Shaughnessy District

Objectives of the HAP

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

• 6 primary dwelling units and 4 lock-off (secondary) units.

• 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.

• Heritage Conservation Program Review

• Heritage Register (VHR) Upgrade

• Single Family Zones

• Sustainability Initiatives

• Awareness & Advocacy Initiatives

• Character Home Zoning Review

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.

Key Areas of Work

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

Work Program + Consultation Schedule

Heritage Conservation

Program Review

Heritage Register (VHR)

Upgrade

Character Home

Zoning Review

Visioning

Processing Improvement Review

Best Practices Review

Research & information gathering

Historic Context Statement & Thematic Framework Development

First Shaughnessy District Review

Single Family Zone Review

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

vancouver.ca

Arbutus Ridge/Kerrisdale/Shaughnessy Community Vision In 2005, Vancouver City Council approved the Arbutus Ridge/Kerrisdale/Shaughnessy (ARKS)

Community Vision. The document provides direction on a range of issues in the neighbourhood,

such as housing, local shopping areas, parks, and community safety. The ARKS Community

Vision also identifies directions that may require detailed future planning.

13.2 Retain Buildings on the Vancouver Heritage Register (VHR) For the buildings listed in VHR, the City should encourage retention by implementing additional incentives which are suitable in ARKS.

15.11 Seniors’ Housing

Some small developments designed for seniors should be considered near parks, shopping, transit, and services to allow seniors to stay in the community as their housing needs change.

17.1 Housing Affordability The City should urge senior governments to reinstate programs that fund non-market housing and to develop new initiatives that will increase non-market housing in ARKS, including co-ops.

17.2 Integrating Market with Non-Market Housing Projects or proposals that provide non-market housing should also include a share of market housing.

approved by City Council November 1, 2005

RELEVANT ARKS VISION DIRECTIONS

Rezoning Policy Table 2.1 Types of Projects that Could

be Considered for Site Specific Rezoning • Heritage retention projects

• Affordable housing

• Institutional sites

• Seniors housing

vancouver.ca

THE CITYFAMILY

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Housing and Homelessness Strategy (2012-2021)

A HOME FOR EVERYONE

Vancouver is a growing and diverse city with significant housing challenges. Providing a range of housing options is critical to the social and economic health of the City. The Housing and Home-lessness Strategy outlines the City’s overall direction for housing, including what we need and how we will achieve it over the next ten years. It identifies the different kinds of housing necessary to meet the needs of our citizens, as well as ways to improve and better preserve the housing we currently have.

STRATEGIC DIRECTION 2

Encourage a housing mix across all neighbourhoods that enhances quality of life


Provide strong leadership and support partners to en-hance housing stability

Increase the supply of affordable housing


Success Depends on Support from Partners

• Commitment from all levels of government

• Support and cooperation of stakeholders and partners

• Widespread support from the community

The Housing Continuum consists of the range of housing options available to households of all income levels, extending from emergency shelter and housing for the homeless through to affordable rental housing and homeownership.

The City of Vancouver faces significant challenges at all points along the housing continuum. In the context of these challenges, the City is committed to policies and actions to improve housing affordability and diversity at all points along the contin-uum.

ENDING HOMELESSNESS OWNERSHIPRENTAL HOUSING

HOUSING CONTINUUM

Shelters SROsSupportive

Housing

Non-market Rental (Social

Housing)

Purpose-built

Rental

Secondary Suites

Rented Condos

CondosOther

Ownership

vancouver.ca

Cultural spaces and cultural facilities are essential to any community, and they are key to the economic health of our city. Our cultural spaces serve residents, attract tourists, maintain businesses, and enhance our quality of life, yet ensuring access to appropriate and affordable cultural spaces is challenging. To ensure that artists and arts organizations can afford to remain in Vancouver, the City works to sustain and enhance Vancouver’s cultural infrastructure.

A key objective is to partner to retain, enhance and develop affordable, sustainable spaces

This proposal reflects the need for small to mid -scale affordable rehearsal and presentation space and a desire to support co-location/multipurpose arts and cultural spaces.

Arts and Culture

CULTURAL SPACES

The central vision of the citywide Culture Plan: Strategic Directions (2013) is to support Vancouver’s diverse and thriving cultural ecology that enriches the lives of residents and visitors. Key goals include:

• enhance diversity, innovation, and artistic excellence

• enable vibrant, creative neighbourhoods and public spaces

• support a dynamic robust creative economy

• increase community engagement and partcipation

east site - vancouver...the existing church and activity centre currently have 10 off-street parking...

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