2156-2172 W 14th Ave rezoning application

Thank you for the questions. The Broadway Plan allows for modest increases in density when a local serving retail use is proposed at the ground level. The City’s Economic Development Policy team have reviewed the space and determined the size is appropriate for the location. In terms of design, the proposal will be required to meet the Plan’s built form and site design guidelines. The Broadway Plan area is a 30-year plan that supports significant change, particularly the built form. The applicant’s rendering and fly-through video shows the surrounding area’s potential future build-out condition. This condition is guided by the Broadway Plan which allows 3 to 6 storey rental apartment buildings on remaining lots within the immediate area. Additionally, for this area, the Broadway Plan only allows for two towers per block where a 150 ft. lot frontage is assembled. The rendering and flythrough video are conceptual in nature and are not required to indicate the development potential for the surrounding area. The rendering and flythrough is more intended to demonstrate the proposed building form and design.

Thank you for your questions. I have noted my response by question theme below. 

Housing Typology Diversity

You are correct, there will a mix of housing forms that will include the existing detached homes. For a visualization, please review Pg. 57 of the Plan here. This development pattern could be compared to a typical block within the Fairview neighborhood. 

Rezoning Enabling Policy

The Broadway Plan is a rezoning enabling policy which means it allows Staff and Council to consider rezoning applications. The section from the Plan you noted; “In all instances, the overall height, density, and form of development should be sensitive to the surrounding context. This would include consideration of street character, views, shadowing, topography, access and circulation, and privacy,” refers to Plan areas where no rezoning applications are to be considered, and no redevelopment framework has been established by a Council approved policy. In this instance, the KKSB sub-area provides guidance for Council and Staff to consider rezoning applications.

Application Intake & Phasing

As mentioned, there is no phasing plan when it comes to implementation. This means applications can be considered within both off-arterial and on-arterial areas. 

Thank you for your questions. I have noted my response by question theme below. 

Strategic Location

Strategic locations for towers in existing low-density areas were selected based on their proximity to rapid transit rather than the positioning of the site on the block. In this case, policy in Kitsilano South Area B (KKSB) allows consideration of towers, whereas policy in Kitsilano South Area A (KKSA) does not permit towers. This is due to KKSB being located in close proximity to the future station at Arbutus and Broadway.

Parking Reduction

The proposed development site is well-situated with great transportation access. Like other comparable locations in the City, we expect to see an overall reduction in vehicle trips in and around the Arbutus Street corridor with the completion of the new SkyTrain connection, as many more vehicle trips will be replaced by transit over time.  The development is required to provide for vehicle spaces, bike parking, and loading fully on-site, as set out in the City’s Parking Bylaw. The development is also required to provide a Transportation Demand Management (TDM) Plan. The applicant has the option to choose from a variety of sustainable transportation strategies, such as transit passes, additional bicycle accommodations on-site, and car share vehicles which will help reduce vehicle use within the area. Council approved parking minimum reductions for Downtown and the Broadway Plan, to review the rational and context, please find the report here. 

Thank you for your question. The structure must be designed by a registered professional engineer to meet or exceed seismic design requirements set out in the Vancouver Building By-Law (VBBL). APEGBC (the professional association for Engineers and Geoscientists) requires the engineer of record have their drawings peer reviewed prior to building permit submission. However, this happens in later development stages and not at the Rezoning stage.

Thank you for your question. The Broadway Plan has its own Public Benefits Strategy. The strategy is a 10-year capital strategy for delivering public amenities and infrastructure to address the renewal and growth needs of a geographic area. In addition to the 10-year strategy, the Broadway Plan provides a higher-level vision and outlook for public benefits in the area over the 30-year life of the Plan.

Thank you for your questions. Yes, there will be a Public Hearing, which is being targeted for some time in the fall this year. A postcard will be mailed out notifying residents on the time and date of the Public Hearing. Planning staff will submit a referral report to Council that details a range of information related to the proposal and project area. The report will outline the relevant Broadway Plan policies and whether the proposal is demonstrating compliance with the policy framework. Staff will also include the public consultation feedback within the report, and a more detailed summary is included within the report appendix. As mentioned, Council are the final decision makers. Staff cannot speak on behalf or for Council, however, it is typically their purview to make a decision with all the project factors in mind, particularly the feedback from the public.

Thank you for your questions. 

1. The building is subject to a 3.7 m (12 ft.) front setback. There are no side or rear yard requirements. However, the proposal is subject to the Broadway Plan’s built form and site planning guidelines which set out design expectations for privacy/edge conditions. 
2. In terms of privacy, the proposed tower location must demonstrate an 80 ft distance from future and existing towers. This tower separation is measured above the 4^th storey and structures under this height do not require the 80 ft. setback.
3. As per the Broadway Plan, solar access requirements in the Broadway Plan area apply to parks, public school yards, and village shopping streets/plazas existing or in development at the time of adoption of the Broadway Plan. The applicant has submitted a shadow study that follows the application submission requirements. 

Thank you for your questions. The application will be required to adhere to the High-Density Housing For Families with Children Guidelines which sets out minimum unit sizes. If approved, minimum unit sizes will be included as a condition of approval. Further, if approved, more detailed drawing sets will be required within the development permit stage. The public will have the opportunity to review the development permit drawings if the rezoning is approved by Council. In terms of the FSR, the Broadway Plan allows for modest increases in density when a local serving retail use is proposed at the ground level.

The City does not require financial testing/viability from the applicant.

Thank you for your question. As per the Broadway Plan, solar access requirements in the Broadway Plan area apply to parks, public school yards, and village shopping streets/plazas existing or in development at the time of adoption of the Broadway Plan. The gardens at the corner of Yew are not included within the solar access policy. Based on the shadow studies, the gardens are shaded within the morning hours with solar access within the mid-day and afternoon hours.