1045 W 14th Ave rezoning application

Thank you for your question. As per the Solar Access Policy requirements in the Broadway Plan, the rezoning application is expected to include the shadow studies from the spring to fall equinoxes given that solar access is limited during the winter months due to low angle of the sun above the horizon and significantly shorter hours of solar access.

Section 9.10.1 of the Broadway Plan allows for a height of up to 20 storeys where 20% of the residential floor area secured at below-market rents. The heights and densities for various tenures of housing were determined based on various aspects, including but not limited to feedback from the public, consultation with industry, economic testing to determine financial viability, and urban design studies. Each application is reviewed on a case by case basis and assessed against city policies, guidelines and consideration of feedback from members of the public. The decision to support or not support a rezoning application is ultimately made by City Council.

Thank you for your questions. Policy 11.1.7 in the Broadway Plan requires the applicant to demonstrate tower separation distances to help ensure adequate setbacks from property lines. The study provided by the applicant shows where future potential towers may be considered, however, there are no other towers currently proposed for rezoning on this block. 

City policies aim to retain as many healthy trees as possible. This application proposes removal of on-site trees to accommodate the proposed development and retention of two City trees along W 14th Avenue. As part of the staff review of a rezoning application, analysis will take place to explore retention feasibility of existing trees. 

Thank you for your question. The neighbouring building at 1075 West 14^th Avenue is identified as a potential tower site subject to the rezoning process. There is no current rezoning application submitted to redevelop this site. To ensure that a minimum tower separation requirement of 80 ft. is accommodated equitably between the proposed development and potential future neighbouring tower development, the side yard setback along west property line at levels above four storeys is required to be no less than 40 ft.

Please note that this rezoning application is for the 1045 West 14^th Avenue property only and not the entire block. Policy 11.1.7 of the Broadway Plan requires applicants to include a dimensioned block study showing potential future tower placements to help demonstrate how tower separation requirements may be achieved. The intent of these separation requirements is to help ensure privacy and livability considerations. 

The Broadway Plan includes a robust public benefits strategy that delivers key infrastructure and community amenities for the area as the neighbourhood grows over 30 years. The long term funding strategy aims to address public amenity and infrastructure needs within the Broadway Plan area, including affordable and rental housing, childcare, community facilities, civic facilities, parks and open spaces, transportation, and utilities. Refer to chapter 21 Public Benefits Strategy of the Broadway Plan for more information.

Section 9.10.1 of the Broadway Plan permits consideration of a 20 storey building with secured market and below market rental units. The applicant has proposed a building height of 60 m to develop 20 storeys of residential use for secured rental units with additional height for rooftop amenity space and mechanical equipment, both of which only occupy a portion of the rooftop (they are not full floors). The City of Vancouver generally considers a 20-storey building with additional height for rooftop amenity and mechanical equipment as a 20-storey building. Staff will review the proposed form of development and consider if the overall form is supportable. The final height and staff recommendations will be included in a referral report to council.

April 16th is the last day of the Q&A, however, you may continue to send in comments and questions to staff beyond this date. A summary of public feedback will be included in a referral report to Council. You can learn more about the rezoning process online here: https://vancouver.ca/home-property-development/how-rezoning-works.aspx

As you correctly noted, 20% of the floor area (approximately 40 units) are to be secured as below-market units. There are approximately 50 tenants in the existing rental building on the property. Eligible tenants (those who resided in the building for at least one year prior to the rezoning application date) have right of first refusal to return to the new building within a below-market unit at either below-market rents or their existing rents, whichever is lesser. If there are more eligible tenants who would like to return than the number of secured below-market units, eligible tenants would be offered a market unit at the same reduced rents. Any remaining units (below-market or market) would be available for rent by the general public, and as units turnover they would become available to the general public as well. As this application is quite early in the application process, tenant eligibility has not yet been confirmed and eligible tenants have not yet been asked to indicate interest in returning to the new building. Therefore, availability of below-market units at initial occupancy of the building has not yet been determined.

A similar question has been responded to regarding the maximum number of towers permitted per block. Please review the other Q&A which has already been posted.

If in the future, another rezoning application is submitted which exceeds what is permitted under city policies, it may be considered non-compliant. Staff are required to review all submitted rezoning applications and it will be up to City Council to make a decision if they will support or not support an application.

The Vancouver Building By-law does not regulate air quality specifically during construction. Air quality is regulated by Metro Vancouver. More information can be found online here: https://metrovancouver.org/services/air-quality-climate-action.