West End Plan Overview and Georgia-Alberni Sub-Area April 7, 2016
Outline OUTLINE 1. Planning Process 2. The Plan 3. Public Benefits Strategy 4. Key Terms 5. Georgia-Alberni Sub-Area 6. Rezonings 7. Q & A
Planning Process 3
PLANNING PROCESS 5
Community Planning Process: Outreach ENGAGEMENT SUMMARY
WHAT WE HEARD Housing Affordability Desire to see a range of affordable housing types made available (including housing for seniors and families with children). Local Business Areas Three commercial villages were identified: Denman, Davie, and Robson. Each village area represents a different feel, and there is a desire to see this maintained and supported. Community Facilities Many of the community facilities are in need of improvements as they are aging and have insufficient capacity to meet present and future demand. Neighbourhood Character Desire to see the distinctive, leafy-green character of the older residential areas preserved. Overall Clarity and certainty about growth and change in the community.
The Plan 8
CHARACTER AREAS AREAS
LOWER DAVIE/ROBSON Zoning Changes: C-5A (new zone) Conditional: up to 210 ft., 7.0 FSR for 20% social or 100% rental housing RM-5D (new zone) Conditional: up to 190 ft., 7.0 FSR for 20% social housing
LOWER DAVIE/ROBSON Zoning Changes: C-6 (amended) Conditional: 300 ft., 8.75 FSR for 20% social or 100% rental housing Min. 1.2 FSR commercial
REZONING POLICY Rezoning Policy C A B Area A - No rezonings, except for 100% social housing (CBD excluded) A F Community Centre/Library A A D E B B C Areas B & C - Rezonings considered for public benefits Areas D & E - Rezonings considered for social housing (>25%) Area F Rezoning for future public facility improvements Min. frontage 130 ft. (DoP discretion to relax for corner sites)
Public Benefits Strategy 13
PUBLIC BENEFITS Rental/social housing Public benefits, incl. social housing (Burrard Corridor)
Category COMMUNITY FACILITIES PARKS AND OPEN SPACES Renewal New or upgraded $95-$101 M $49-$58 M TOTAL $144-$159 M City contribution Developer contribution Partnership contribution $92-$99 M $42-$47 M $10-$13 M $5 M $11.5 M $16.5 M $5 M $11.5 M $0 HOUSING tbd $335-$350 M $335-$350 M PUBLIC SAFETY PUBLIC BENEFITS BENEFITS TRANSPORT- ATION $2 M $210-$220 M $123-$128 M $20-$25 M $0 $20-$25 M $20-$25 M $0 $0 tbd $35-$40 M $35-$40 M $24-$27 M $11-$12 M $0.5 M UTILITIES $10 M $20 M $30 M $10 M $20 M $0 Strategy Renewal and expansion to accommodate future growth and aging infrastructure Total value: $586-$630M ¼ Renewal ¾ New or Upgrades HERITAGE $5-$10 M n.a. $5-$10 M $0 $5-$10 M $0 TOTAL $135-$151 M $451-$479 M $586-$630 M $152-$168 M $300-$320 M $134-$142 M Percentage of total ~25% ~75% 100% ~25% ~50% ~25%
Key Terms 16
KEY TERMS View corridors: Protected public views of the North Shore mountains, the downtown skyline, and the surrounding water. Generally buildings cannot enter view corridors, except under the Higher Building Policy (Queen Elizabeth View Corridor). View Corridors across the West End
KEY TERMS Floor space ratio (FSR): the total floor area divided by the area of the development site a measure of density Floor plate: the total area of a single level of a building, not including open balconies (typically refers to tower portion) Encouraging Larger Balconies: 12% of floor area can be excluded from FSR calculation incentive to provide private outdoor space to enhance livability for residents, without excessively adding to building s bulk 0.5 FSR 2.0 FSR Examples of Floor Space Ratio
Georgia-Alberni Sub-Area 19
Georgia Corridor: General Policies GEORGIA-ALBERNI AREA Downtown District (Zoning) Georgia Corridor (West End Plan) Lower Robson (West End Plan) Coal Harbour (1990s) Bayshore Gardens (1990s)
West End Character Areas GEORGIA-ALBERNI AREA
GEORGIA-ALBERNI AREA Historically a higher density area of downtown Was known in 1960s/70s as Golden Triangle ; extension of Central Business District 1955 Georgian Towers Hotel first West End high-rise (now rental apartments)
GEORGIA-ALBERNI AREA
Georgia Corridor: General Policies GEORGIA-ALBERNI AREA Urban Design Considerations: Maintaining public street end views to the water and Stanley Park Building heights stepping down towards waterfront and Stanley Park Reinforcing the downtown dome-shaped skyline Slender residential towers Provision of public open spaces along the waterfront (parks and seawall) 24
Georgia Corridor: General Policies GEORGIA CORRIDOR Key West End Plan Policy: Sculpt built form to maximize sunlight on the sidewalks Maintain important public street end views Building heights should not exceed view corridor limits Minimum 80 ft. separation between residential towers Maximum achievable site density determined through urban design review 25
Georgia Corridor: Sub Areas Maximum Heights GEORGIA CORRIDOR Area A 152.4 m (385 ft.) maximum height 511 m 2 (5,500 sq. ft.) res. floor plate above podium Area B 117.3 m (500 ft.) max. height 603.9 m 2 (6,500 sq. ft.) res. floor plate above podium Area C (CBD) 213.4 m (700 ft.) maximum height Area D 167.6 m (550 ft.) maximum height 696 m 2 (7,500 sq. ft.) res. floor plate above podium Alberni Retail District 26
GEORGIA CORRIDOR This rendering conceptually illustrates a buildout scenario based on 2013 development assumptions and policies in the draft plan. Development proposals, locations and their design may differ from those presented here. Central Business District West End Triangle West Coal Harbour
3D RENDERINGS Yellow buildings conceptually illustrate a build-out scenario based on 2013 development assumptions and policies in the draft plan. Development proposals, locations and their design may differ from those presented here.
3D RENDERINGS Yellow buildings conceptually illustrate a build-out scenario based on 2013 development assumptions and policies in the draft plan. Development proposals, locations and their design may differ from those presented here.
Rezonings 30
REZONING PROCESS Timing of application submission up to applicant Pre-application consultation (developer-hosted open house) Application: City-hosted open house Typically 9 to 12 month process Approval by Council at Public Hearing
APPLICATIONS One current rezoning application: 1550 Alberni St City contact: Linda Gillan, Rezoning Planner, linda.gillan@vancouver.ca 1550 Alberni St
Questions and Answers 33
QUESTIONS RECEIVED How are specific sites for potential development identified? Does the city require that there is an opportunity for public input? What opportunities exist for the public to influence the outcome of a project design? Is if for instance between the city-sponsored Community Open House and the Planning Department s review of the application? Or is before the final submission of the report to Council?
QUESTIONS RECEIVED As Community Amenity Contributions are generated, is the public consulted as to where specific projects funds are directed? How does the public learn when this money is spent on a specific projects funded by CAC s and prior to that, is the public informed about the future locations of CAC funded structures? i.e. daycare, subsidised housing?
QUESTIONS RECEIVED Are individual developers asked to consult or give consideration to the immediate neighbourhood context? These specific aspects of the immediate neighbourhood include: Other proposals in the immediate vicinity. Other buildings that will be built in the immediate vicinity. Please confirm the City's commitment to neighbourly development and provide some information on how impacts on neighbours, such as decreased privacy and views, can be mitigated.
QUESTIONS RECEIVED What are some of the quantitative tools that are applied in consideration of development proposals,.such as view impact assessments and shadow studies?
Thank you! John Grottenberg West End Planner 604.873.7447 john.grottenberg@vancouver.ca Michael Gordon Senior Downtown Planner 604.873.7665 michael.gordon@vancouver.ca 38