2009-2037 Stainsbury Ave rezoning application

The proposed rezoning application at 2009-2037 Stainsbury Ave is not being considered under the Affordable Housing Choices (AHC) Interim Rezoning Policy.

This application proposes to provide a mix of 50% of units occupied by households with incomes below housing income limits (HILs), 20% of units at shelter rate and the remaining 30% of units at market rents. The specific units that will be tied to each rental rate type has not yet been set and will be determined by the operator based on a need and demand analysis with consideration for the overall project budget.

This application does not propose any changes to the TransLink property. Any changes on that site would have to be coordinated with and approved by TransLink. This path is shown on the rezoning drawings as it is part of the existing context.  

This application proposes to provide a mix of 50% of units occupied by households with incomes below housing income limits (HILs), 20% of units at shelter rate and the remaining 30% of units at market rents. Those 30% of units at market rents would have rents that would be set at the market rent for that unit type in the neighbourhood, as approved by BC Housing. The rents could potentially vary based on unit-specific characteristics, such as view. Exact rent rates for the market rental units are not known at this time.

This application proposes to provide a mix of 50% of units occupied by households with incomes below housing income limits (HILs), 20% of units at shelter rate and the remaining 30% of units at market rents. Those 30% of units at market rents would have rents that would be set at the market rent for that unit type in the neighbourhood, as approved by BC Housing. The rents could potentially vary based on unit-specific characteristics, such as view. Exact rent rates for the market rental units are not known at this time.

Your concerns have been shared with the City’s transportation staff. The City does not regulate the parking rates for privately owned buildings.

The applicant has advised that the proposed courtyard will contribute to liveability for residents of the building, by increasing social interactions among residents and by helping with overall temperature control of the building. Heat waves and increasing summer temperatures due to climate change make cool exterior spaces desirable and the housing operator has requested a range of exterior spaces to accommodate different needs and activities. During extreme heat events, young and old residents who may be susceptible to overheating, can take refuge in the courtyard. During warm spring and fall days, when direct sun is desirable residents can use the south garden on Stainsbury or the shared balcony areas in the courtyard as seen on page 24 of the rezoning booklet. As illustrated on page 10 of the rezoning booklet, the expected ambient sound levels in the courtyard is 7 - 20 dba lower than the surrounding levels on the south and north sides of the building. This result is expected for the following reasons: the highly insulated passive house envelope will prevent interior noise from disturbing neighbours; dual aspect units and in-suite ventilation give residents options for control of ventilation air - meaning they do not need to open interior courtyard windows when they want to listen to loud music that might disturb their neighbours, and the non-parallel sides of the courtyard will reduce reflected sound and as a result, the courtyard will not function like an echo chamber.

Please see the responses to your questions: 

1. The courtyard, from building face to building face, is 5.9m at the narrow end, and 13.5m at the wide end. 

2. If you refer to the floor plans, the outside staircase is located closer to the western side of the courtyard and is proposed to occupy a relatively small portion of the courtyard. Specific design details of the courtyard would be further developed at the development permit stage. 

3. On page 22, summer refers to summer solstice. The applicant has advised that the courtyard materials, white cladding and frosted glass guards, are selected to reflect light from the upper storeys to the lower floors. The renderings are photorealistic and show reasonable levels of natural light in the courtyard. In the summer months, some shading is desirable to provide a cool space for young and old residents who may be susceptible to overheating. 

4. From the rear, the building is approx. 23.8 m in height, however from Stainsbury Ave (the southern frontage), the building is proposed to be approx. 19 m. The courtyard will not have direct sunlight at all times and access to sunlight will vary throughout the year. The applicant has advised that  heat waves and increasing summer temperatures due to climate change make cool exterior spaces desirable and the operator has requested a range of exterior spaces to accommodate different needs and activities. During extreme heat events, young and old residents who may be susceptible to overheating, can take refuge in the courtyard. During warm spring and fall days, when direct sun is desirable residents can use the south garden on Stainsbury or the share balcony areas in the courtyard as seen on page 24 of the rezoning booklet. 

5. The applicant has advised that, as illustrated on page 10 of the rezoning booklet, the expected ambient sound levels in the courtyard is 7 - 20 dba lower than the surrounding levels on the south and north sides of the building. This result is expected for the following reasons: the highly insulated passive house envelope will prevent interior noise from disturbing neighbours; dual aspect units and in-suite ventilation give residents options for control of ventilation air - meaning they do not need to open interior courtyard windows when they want to listen to loud music that might disturb their neighbours, and the non-parallel sides of the courtyard will reduce reflected sound and as a result, the courtyard will not function like an echo chamber.

An environmental assessment is not a requirement for this rezoning application, however landscape and urban design staff have been made aware of your comments and questions relating to the presence of pollinators on the site. Through the project review process, and in particular as design development progresses during the development permit stage, landscape and urban design could provide conditions relating to supporting pollinators on the site.

Despite historical underinvestment and support for childcare from senior government, the City of Vancouver has been a leader in childcare for nearly 40 years. Significant and ongoing efforts are underway to create opportunities with senior governments, the public sector, and non-profit partners to open up new space potential. It is anticipated that a more rapid increase in the number of childcare spaces and greater affordability can (and will) be realized through the recently announced senior government commitments and as childcare is more routinely recognized as critical infrastructure.

The City of Vancouver closely monitors the need/supply for childcare in all age groups across the city and in specific neighbourhoods.  In Kensington-Cedar Cottage, the number of spaces is estimated to be sufficient to meet 25% of the area's needs for 0-5 year olds. In other words, childcare for 0-5 year olds is significantly under-supplied. Across all areas of Vancouver, childcare is in short supply. But a lack of supply is only one of a host of other challenges. A labour shortage of qualified childcare staff (certified Early Learning Childhood Educators – ECEs) is making it difficult for childcare operators to open and sustain new childcare facilities. And for those parents and families lucky enough to find childcare, affordability remains a challenge.  Commitment from senior governments is needed on a number of levels (i.e. capital funding, fee reduction, fair wages for ECE workers) to address the current shortage and huge systemic barriers. One key role the City plays is to continue to advocate higher levels of government for increased and sustained action. 

When it comes to whether a development project like this one has childcare included, there are a variety of factors involved, such as other priorities (affordable housing), funding availability, urban design considerations, as well as the willingness of a developer to include childcare. Site size, orientation and the proposed  building form also play a significant factor, because of specific childcare licensing requirements (such as adequate indoor and outdoor space). 

The City fully recognizes that quality, affordable, and accessible childcare is paramount for complete communities and that significant investment and effort is required. Thank you for your question and feedback; it helps to amplify considerations and concerns related to this, and future development projects.