2037-2061 E Broadway rezoning application

Direction on land use and form of development for this site is provided under the Grandview-Woodland Community Plan. The Plan includes policy intended to expand the range of housing choices throughout the neighbourhood – including secured market rental, non-market rental and strata-residential housing, amongst other housing options. Additionally, this site is located in the “Broadway East Multi-Family” area of the Plan, which allows for either rental or strata-residential apartments up to six storeys in height for this site.

The City does not request prices for strata residential units as part of the rezoning application submission. The price of the units is determined by what the market can support, and would depend on a range of considerations including unit sizes, unit layouts, the location in the City and unit features. 

As part of their rezoning application submission, the applicant has provided several renderings, plans, videos, and elevations to show various aspects of the proposal. A depiction of the view from the north of the property looking south can be viewed from the Elevation drawings provided on page 13 of the Applicant’s Open House boards. In addition, a digital model animation is provided on the project page which includes views from multiple perspectives, including a view of the proposal from the laneway looking north beginning around 25 seconds into the video.

Specific details on lighting are generally further developed at the development permit stage. In general, City staff will review the lighting proposed for this development and impacts on adjacent properties. The City has an Outdoor Lighting Strategy that provides direction on outdoor lighting on streets, public spaces and adjacent private property. One of the goals of the strategy is to minimize light pollution impacts on neighbours and the environment. More information is available on the Outdoor Lighting Design Tips brochure. If applicable, City staff may also include rezoning conditions in the report to Council that identify certain requirements pertaining to lighting for the site that would need to be addressed at the development permit stage.

Staff reached out to the applicant team for further details on the proposed lighting strategy for this proposal. The applicant team provided the following information:

• The landscape lighting plan will include for night sky compliant lighting. 
• Most civil lighting elements will include for shrouds to minimize and control light spillage. 
• Additionally, resident lighting within the homes and on their private patios will also be LED and their positioning will be to minimize and control light spillage directly onto the patio.
• Lastly, we will follow the City of Vancouver requirements for outdoor lighting strategy.
  
  

In regards to the protection of view, as part of their review, City staff review applications against their compliance with the View Protection Guidelines. In this case, staff will be reviewing this application for compliance with the Trout Lake View Cone (View Number 27). The intent of the Trout Lake View cone is to ensure views from Trout Lake Park to the North Shore mountains are unbroken by development. There are currently no view cones that project towards the south of the location of this application. City staff will review the overall design of the building, and may include rezoning conditions that address certain aspects of the design and form of development to maintain appropriate fit with the surrounding context.

The Grandview-Woodland Plan contains built form guidelines intended to reduce shadowing impacts on nearby properties. City staff will be reviewing the proposal’s conformance to built form guidelines under the Plan in addition to reviewing feedback collected from residents on the proposed design of this development. Following this review, City staff may include conditions of approval in the final report to Council that address the design of the building, including any requirements to further reduce shadowing impacts on adjacent properties.

The applicant has provided shadow studies as part of their rezoning application. Further details on shadowing impacts from the current proposal can be viewed here: https://rezoning.vancouver.ca/applications/2037-2061-e-broadway/shadow-study.pdf

The Grandview-Woodland Community Plan includes policy intended to expand the range of housing choices throughout the neighbourhood – including secured market rental, non-market rental and strata-residential housing, amongst other housing options. This rezoning application proposes a six-storey residential building with 54 strata-titled residential units, which addresses policies under the Plan aimed at increasing affordable home ownership opportunities in the area. Additionally, this site is located in the “Broadway East Multi-Family” area of the Plan, which allows for either rental or strata-residential apartments up to six storeys in height for this site.

In regards to safety, if this rezoning application is approved by Council, specific rezoning conditions based on “Crime Prevention Through Environmental Design” (CPTED) would require the applicant to implement certain measures for this development including:

• Having particular regard for mischief in alcoves and vandalism such as graffiti;
• Consideration of mail theft in the design and location of mailboxes;
• Consideration of residential break and enter;
• Provision of outdoor common area and path lighting; and
• Provisions for visibility and security in the underground parking garage in accordance with the Parking By-law, including:
  1. Providing 24 hour overhead lighting at exit doors and step lights;
  2. Providing white-painted walls, and;
  3. Ensuring a high degree of visibility at doors, lobbied, stairs, and other access routes.

 
Any additional safety measures, including measures pertaining to transportation design for the site and the surrounding area, will be reviewed by City staff as part of the review of this rezoning application.

The property parcels currently under consideration for rezoning are all owner-occupied.