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2175 W 7th Ave rezoning application

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Debate and decision for this item will occur at a Council Meeting on November 26th, 2024

The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey residential building over three levels of underground parking and includes:

  • 182 secured rental units with 20% of the floor area secured for below market rental units (approximately 35 units);
  • A floor space ratio (FSR) of 6.50;
  • A building height of 66.0 m (216 ft.); and
  • 52 vehicle parking spaces and 321 bicycle spaces.

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Announcements

February 2, 2024

Revised shadow studies have been uploaded as per February 2, 2024.

Public Hearing: Tuesday, November 12, 2024 at 6:00 pm

These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.

Send your comments online

Request to speak

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office

453 West 12th Avenue, Third Floor

Vancouver, BC, V5Y 1V4

Requests to speak open at 8:30 am on Friday, November 1, 2024. You may also register in person at City Hall between 5:30 and 6:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.

Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Friday, November 1, 2024, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.


Debate and decision for this item will occur at a Council Meeting on November 26th, 2024

The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey residential building over three levels of underground parking and includes:

  • 182 secured rental units with 20% of the floor area secured for below market rental units (approximately 35 units);
  • A floor space ratio (FSR) of 6.50;
  • A building height of 66.0 m (216 ft.); and
  • 52 vehicle parking spaces and 321 bicycle spaces.

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Announcements

February 2, 2024

Revised shadow studies have been uploaded as per February 2, 2024.

Public Hearing: Tuesday, November 12, 2024 at 6:00 pm

These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.

Send your comments online

Request to speak

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office

453 West 12th Avenue, Third Floor

Vancouver, BC, V5Y 1V4

Requests to speak open at 8:30 am on Friday, November 1, 2024. You may also register in person at City Hall between 5:30 and 6:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.

Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Friday, November 1, 2024, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.


​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from January 24 to February 6, 2024. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share Just a point for clarification. In reply to the question about the assortment of floor plans ... this portion of the response, "The proposed building will be secured as rental with 20% of the residential floor area as below market housing for households with moderate incomes. [...]" Does that suggest a "means test"? Or that Vancouverites with modest incomes are the upper limit of the target demographic? I think the implication of the reply is more about the structure of the statement than the intended meaning. on Facebook Share Just a point for clarification. In reply to the question about the assortment of floor plans ... this portion of the response, "The proposed building will be secured as rental with 20% of the residential floor area as below market housing for households with moderate incomes. [...]" Does that suggest a "means test"? Or that Vancouverites with modest incomes are the upper limit of the target demographic? I think the implication of the reply is more about the structure of the statement than the intended meaning. on Twitter Share Just a point for clarification. In reply to the question about the assortment of floor plans ... this portion of the response, "The proposed building will be secured as rental with 20% of the residential floor area as below market housing for households with moderate incomes. [...]" Does that suggest a "means test"? Or that Vancouverites with modest incomes are the upper limit of the target demographic? I think the implication of the reply is more about the structure of the statement than the intended meaning. on Linkedin Email Just a point for clarification. In reply to the question about the assortment of floor plans ... this portion of the response, "The proposed building will be secured as rental with 20% of the residential floor area as below market housing for households with moderate incomes. [...]" Does that suggest a "means test"? Or that Vancouverites with modest incomes are the upper limit of the target demographic? I think the implication of the reply is more about the structure of the statement than the intended meaning. link

    Just a point for clarification. In reply to the question about the assortment of floor plans ... this portion of the response, "The proposed building will be secured as rental with 20% of the residential floor area as below market housing for households with moderate incomes. [...]" Does that suggest a "means test"? Or that Vancouverites with modest incomes are the upper limit of the target demographic? I think the implication of the reply is more about the structure of the statement than the intended meaning.

    PGR asked 10 months ago

    Tenants do not need to income qualify for a below-market rental unit in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year.

     

    In November 2017 City Council approved Housing Vancouver (2018-2027), a 10-year strategy with targets to deliver the right supply of housing that meets the needs of a broad range of incomes and households types. A central goal of Housing Vancouver in achieving this right supply is to align city policies and processes to shift new housing supply toward rental and social housing to meet the greatest need in the city. The Strategy targets 20,000 new secured market rental housing units over ten years, 14,500 of which are targeted to be affordable to households with incomes between $30,000 and $80,000 per year, based on the most recent census data available for the City of Vancouver at the time of Strategy development.

    Update: an earlier version of this response used outdated information. For any new tenants, household income cannot exceed 4 times the annual rent for the unit (i.e., at least 25% of their gross income is spent on rent). Source: https://bylaws.vancouver.ca/bulletin/bulletin-rental-incentive-programs.pdf

  • Share What is the affordability requirements and eligibility requirements for below market rentals Will it go by income and if so what is it? on Facebook Share What is the affordability requirements and eligibility requirements for below market rentals Will it go by income and if so what is it? on Twitter Share What is the affordability requirements and eligibility requirements for below market rentals Will it go by income and if so what is it? on Linkedin Email What is the affordability requirements and eligibility requirements for below market rentals Will it go by income and if so what is it? link

    What is the affordability requirements and eligibility requirements for below market rentals Will it go by income and if so what is it?

    Darnell asked 10 months ago

    Tenants do not need to income qualify for a below-market rental unit in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year.

    In November 2017 City Council approved Housing Vancouver (2018-2027), a 10-year strategy with targets to deliver the right supply of housing that meets the needs of a broad range of incomes and households types. A central goal of Housing Vancouver in achieving this right supply is to align city policies and processes to shift new housing supply toward rental and social housing to meet the greatest need in the city. The Strategy targets 20,000 new secured market rental housing units over ten years, 14,500 of which are targeted to be affordable to households with incomes between $30,000 and $80,000 per year, based on the most recent census data available for the City of Vancouver at the time of Strategy development.

    Update: an earlier version of this response used outdated information. For any new tenants, household income cannot exceed 4 times the annual rent for the unit (i.e., at least 25% of their gross income is spent on rent). Source: https://bylaws.vancouver.ca/bulletin/bulletin-rental-incentive-programs.pdf

  • Share Conversations related to this development over the weekend reveal confusion among the public about the definition of "Below Market Rental" (BMR). In common usage the idea of non-market housing is a spectrum with blurred distinctions. Is there a definition of BMR as it relates to this development the City of Vancouver is using? Does the developer have a definition? I think it's fair to state, in the case of this development "BMR" is the introduction of rent controlled suites that are publicly available (first tenancies being displaced residents) and subsequent tenancies remaining under the covenant of the original Broadway Plan BMR terms (20% below city average for suite type). Noting there rent controlled suites exist in Vancouver however they are generally reserved for a defined community/social group. Correct? on Facebook Share Conversations related to this development over the weekend reveal confusion among the public about the definition of "Below Market Rental" (BMR). In common usage the idea of non-market housing is a spectrum with blurred distinctions. Is there a definition of BMR as it relates to this development the City of Vancouver is using? Does the developer have a definition? I think it's fair to state, in the case of this development "BMR" is the introduction of rent controlled suites that are publicly available (first tenancies being displaced residents) and subsequent tenancies remaining under the covenant of the original Broadway Plan BMR terms (20% below city average for suite type). Noting there rent controlled suites exist in Vancouver however they are generally reserved for a defined community/social group. Correct? on Twitter Share Conversations related to this development over the weekend reveal confusion among the public about the definition of "Below Market Rental" (BMR). In common usage the idea of non-market housing is a spectrum with blurred distinctions. Is there a definition of BMR as it relates to this development the City of Vancouver is using? Does the developer have a definition? I think it's fair to state, in the case of this development "BMR" is the introduction of rent controlled suites that are publicly available (first tenancies being displaced residents) and subsequent tenancies remaining under the covenant of the original Broadway Plan BMR terms (20% below city average for suite type). Noting there rent controlled suites exist in Vancouver however they are generally reserved for a defined community/social group. Correct? on Linkedin Email Conversations related to this development over the weekend reveal confusion among the public about the definition of "Below Market Rental" (BMR). In common usage the idea of non-market housing is a spectrum with blurred distinctions. Is there a definition of BMR as it relates to this development the City of Vancouver is using? Does the developer have a definition? I think it's fair to state, in the case of this development "BMR" is the introduction of rent controlled suites that are publicly available (first tenancies being displaced residents) and subsequent tenancies remaining under the covenant of the original Broadway Plan BMR terms (20% below city average for suite type). Noting there rent controlled suites exist in Vancouver however they are generally reserved for a defined community/social group. Correct? link

    Conversations related to this development over the weekend reveal confusion among the public about the definition of "Below Market Rental" (BMR). In common usage the idea of non-market housing is a spectrum with blurred distinctions. Is there a definition of BMR as it relates to this development the City of Vancouver is using? Does the developer have a definition? I think it's fair to state, in the case of this development "BMR" is the introduction of rent controlled suites that are publicly available (first tenancies being displaced residents) and subsequent tenancies remaining under the covenant of the original Broadway Plan BMR terms (20% below city average for suite type). Noting there rent controlled suites exist in Vancouver however they are generally reserved for a defined community/social group. Correct?

    PGR asked 10 months ago


    Update: an earlier version of this response used outdated information. For any new tenants, household income cannot exceed 4 times the annual rent for the unit (i.e., at least 25% of their gross income is spent on rent). Source: https://bylaws.vancouver.ca/bulletin/bulletin-rental-incentive-programs.pdf


  • Share An earlier reply created a point of inquiry: "Tenants do not need to income qualify for a below-market rental unit(External link) in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year." For clarity that future condition (earnings below $80 000) is that sum link to cost of living/inflation? A quick scan of documents didn't present an answer. on Facebook Share An earlier reply created a point of inquiry: "Tenants do not need to income qualify for a below-market rental unit(External link) in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year." For clarity that future condition (earnings below $80 000) is that sum link to cost of living/inflation? A quick scan of documents didn't present an answer. on Twitter Share An earlier reply created a point of inquiry: "Tenants do not need to income qualify for a below-market rental unit(External link) in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year." For clarity that future condition (earnings below $80 000) is that sum link to cost of living/inflation? A quick scan of documents didn't present an answer. on Linkedin Email An earlier reply created a point of inquiry: "Tenants do not need to income qualify for a below-market rental unit(External link) in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year." For clarity that future condition (earnings below $80 000) is that sum link to cost of living/inflation? A quick scan of documents didn't present an answer. link

    An earlier reply created a point of inquiry: "Tenants do not need to income qualify for a below-market rental unit(External link) in the case that they are returning, but the next tenant in that below-market rental unit would need to income qualify in the future when the BMR unit turns over, i.e., have earnings below $80,000/year." For clarity that future condition (earnings below $80 000) is that sum link to cost of living/inflation? A quick scan of documents didn't present an answer.

    PGR asked 10 months ago

    For any new tenants, household income cannot exceed 4 times the annual rent for the unit (i.e., at least 25% of their gross income is spent on rent). Source: https://bylaws.vancouver.ca/bulletin/bulletin-rental-incentive-programs.pdf

    The $80,000 limit mentioned previously has been outdated information and has now been updated.

  • Share Additionally, the parkade ramp on P3 reads as 12.4% (grade?) and leads to a slope of 5%(?) but P1 shows are ramp variance between 9.9% to 15% through to the lane exit. What account change in pitch on P1? What are the clearances along the ramp from entrance to P3? Is this parkade prohibitive for tall LWB vehicles? E.g. resident work trucks or service vehicles. on Facebook Share Additionally, the parkade ramp on P3 reads as 12.4% (grade?) and leads to a slope of 5%(?) but P1 shows are ramp variance between 9.9% to 15% through to the lane exit. What account change in pitch on P1? What are the clearances along the ramp from entrance to P3? Is this parkade prohibitive for tall LWB vehicles? E.g. resident work trucks or service vehicles. on Twitter Share Additionally, the parkade ramp on P3 reads as 12.4% (grade?) and leads to a slope of 5%(?) but P1 shows are ramp variance between 9.9% to 15% through to the lane exit. What account change in pitch on P1? What are the clearances along the ramp from entrance to P3? Is this parkade prohibitive for tall LWB vehicles? E.g. resident work trucks or service vehicles. on Linkedin Email Additionally, the parkade ramp on P3 reads as 12.4% (grade?) and leads to a slope of 5%(?) but P1 shows are ramp variance between 9.9% to 15% through to the lane exit. What account change in pitch on P1? What are the clearances along the ramp from entrance to P3? Is this parkade prohibitive for tall LWB vehicles? E.g. resident work trucks or service vehicles. link

    Additionally, the parkade ramp on P3 reads as 12.4% (grade?) and leads to a slope of 5%(?) but P1 shows are ramp variance between 9.9% to 15% through to the lane exit. What account change in pitch on P1? What are the clearances along the ramp from entrance to P3? Is this parkade prohibitive for tall LWB vehicles? E.g. resident work trucks or service vehicles.

    PGR asked 10 months ago

    The proposed parkade design has accessible vehicle parking spaces on all parking levels. The minimum vertical clearance required by Bylaw will be 2.3m in height from the main parkade ramp to the P3 level. The proposed ramp slopes are currently meeting the Bylaw and parking design guidelines and changes in slope for each parking level may occur due to design and mechanical structures.

  • Share Has the City of Vancouver considered how such a proposal will impact services? Is any consultation or planning done during the rezoning phase? Does this occur during the development application phase? Or, does it happen at some later phase? For consideration: *BC Hydro *FortisBC *Vancouver Police / Fire and Rescue Service *BC Emergency Health Services *Rogers / Shaw / Telus *City of Vancouver Engineering Services *Metro Vancouver -- Water and Sewer on Facebook Share Has the City of Vancouver considered how such a proposal will impact services? Is any consultation or planning done during the rezoning phase? Does this occur during the development application phase? Or, does it happen at some later phase? For consideration: *BC Hydro *FortisBC *Vancouver Police / Fire and Rescue Service *BC Emergency Health Services *Rogers / Shaw / Telus *City of Vancouver Engineering Services *Metro Vancouver -- Water and Sewer on Twitter Share Has the City of Vancouver considered how such a proposal will impact services? Is any consultation or planning done during the rezoning phase? Does this occur during the development application phase? Or, does it happen at some later phase? For consideration: *BC Hydro *FortisBC *Vancouver Police / Fire and Rescue Service *BC Emergency Health Services *Rogers / Shaw / Telus *City of Vancouver Engineering Services *Metro Vancouver -- Water and Sewer on Linkedin Email Has the City of Vancouver considered how such a proposal will impact services? Is any consultation or planning done during the rezoning phase? Does this occur during the development application phase? Or, does it happen at some later phase? For consideration: *BC Hydro *FortisBC *Vancouver Police / Fire and Rescue Service *BC Emergency Health Services *Rogers / Shaw / Telus *City of Vancouver Engineering Services *Metro Vancouver -- Water and Sewer link

    Has the City of Vancouver considered how such a proposal will impact services? Is any consultation or planning done during the rezoning phase? Does this occur during the development application phase? Or, does it happen at some later phase? For consideration: *BC Hydro *FortisBC *Vancouver Police / Fire and Rescue Service *BC Emergency Health Services *Rogers / Shaw / Telus *City of Vancouver Engineering Services *Metro Vancouver -- Water and Sewer

    Tracy Jordan asked 10 months ago

    Part of the rezoning process is a technical review and analysis by staff, including from Engineering services and utilities servicing.

  • Share Following up to the question about when will the school receive their post card notification. It has been validated that there has been no material evidence of the post card notification having been delivered to and received at St Augustine School. The City should send the post cards by registered mail if they are concerned about the input of stakeholders. Was it instead sent to St Augustine School in Newfoundland like the first time? How does the City plan to remedy this problem for having left out consulting with the School who is a major stakeholder in the immediate vicinity? on Facebook Share Following up to the question about when will the school receive their post card notification. It has been validated that there has been no material evidence of the post card notification having been delivered to and received at St Augustine School. The City should send the post cards by registered mail if they are concerned about the input of stakeholders. Was it instead sent to St Augustine School in Newfoundland like the first time? How does the City plan to remedy this problem for having left out consulting with the School who is a major stakeholder in the immediate vicinity? on Twitter Share Following up to the question about when will the school receive their post card notification. It has been validated that there has been no material evidence of the post card notification having been delivered to and received at St Augustine School. The City should send the post cards by registered mail if they are concerned about the input of stakeholders. Was it instead sent to St Augustine School in Newfoundland like the first time? How does the City plan to remedy this problem for having left out consulting with the School who is a major stakeholder in the immediate vicinity? on Linkedin Email Following up to the question about when will the school receive their post card notification. It has been validated that there has been no material evidence of the post card notification having been delivered to and received at St Augustine School. The City should send the post cards by registered mail if they are concerned about the input of stakeholders. Was it instead sent to St Augustine School in Newfoundland like the first time? How does the City plan to remedy this problem for having left out consulting with the School who is a major stakeholder in the immediate vicinity? link

    Following up to the question about when will the school receive their post card notification. It has been validated that there has been no material evidence of the post card notification having been delivered to and received at St Augustine School. The City should send the post cards by registered mail if they are concerned about the input of stakeholders. Was it instead sent to St Augustine School in Newfoundland like the first time? How does the City plan to remedy this problem for having left out consulting with the School who is a major stakeholder in the immediate vicinity?

    doublehappiness asked 10 months ago

    During the application process, staff inform the community in a variety of ways. First, we always put up a site sign so that folks can visibly see the proposal in person. Second, we create an online application page to allow people to comment from anywhere. Finally, we circulate postcards with Canada Post. We can confirm that the postcard to St. Augustine School at 2154 W 7th has been sent by Canada Post on Jan 22, 2024. Further, during the Broadway Planning process, there were a number of events and engagement opportunities for which stakeholders were invited to participate.

  • Share Is this a done deal as in it will be built regardless of what the neighborhood might think about it , or is there a realistic chance of stopping it and how will a approval affect other applications within a few blocks ? Is there a limit to how many high rises in this neighborhood, thank you for time , I recieved the information today , feb 6, last day for q&a, should have been mailed three weeks ago 2175 W 7th Ave rezoning application on Facebook Share Is this a done deal as in it will be built regardless of what the neighborhood might think about it , or is there a realistic chance of stopping it and how will a approval affect other applications within a few blocks ? Is there a limit to how many high rises in this neighborhood, thank you for time , I recieved the information today , feb 6, last day for q&a, should have been mailed three weeks ago 2175 W 7th Ave rezoning application on Twitter Share Is this a done deal as in it will be built regardless of what the neighborhood might think about it , or is there a realistic chance of stopping it and how will a approval affect other applications within a few blocks ? Is there a limit to how many high rises in this neighborhood, thank you for time , I recieved the information today , feb 6, last day for q&a, should have been mailed three weeks ago 2175 W 7th Ave rezoning application on Linkedin Email Is this a done deal as in it will be built regardless of what the neighborhood might think about it , or is there a realistic chance of stopping it and how will a approval affect other applications within a few blocks ? Is there a limit to how many high rises in this neighborhood, thank you for time , I recieved the information today , feb 6, last day for q&a, should have been mailed three weeks ago 2175 W 7th Ave rezoning application link

    Is this a done deal as in it will be built regardless of what the neighborhood might think about it , or is there a realistic chance of stopping it and how will a approval affect other applications within a few blocks ? Is there a limit to how many high rises in this neighborhood, thank you for time , I recieved the information today , feb 6, last day for q&a, should have been mailed three weeks ago 2175 W 7th Ave rezoning application

    Rich13 asked 10 months ago

    Thank you for your feedback and your questions which have been asked before. Please see our responses below which respond to your question re: public feedback, rezoning process, other applications in the neighborhood, enabling policies and tower limit. Please note that the postcard notification was sent via Canada Post on Jan 22, 2024. Please feel also free to reach out to me via email.

  • Share a) Why is there floor to floor height on Level 20 of 10'11" that's above the maximum 10 ft. in the Broadway Plan? b) Generally the floor to floor heights are excessive; if this rezoning were to be approved, what would prevent the developer from turning this into a 22-storey building by reallocating FSR from the podium? Would a 22-storey building at this site not go against the intent of the Broadway Plan? c) The question about incorrect shadow diagrams has been asked before but the answers are unsatisfactory. Are staff associated with this rezoning application fine with showing incorrect renderings for this project during this Q&A stage? on Facebook Share a) Why is there floor to floor height on Level 20 of 10'11" that's above the maximum 10 ft. in the Broadway Plan? b) Generally the floor to floor heights are excessive; if this rezoning were to be approved, what would prevent the developer from turning this into a 22-storey building by reallocating FSR from the podium? Would a 22-storey building at this site not go against the intent of the Broadway Plan? c) The question about incorrect shadow diagrams has been asked before but the answers are unsatisfactory. Are staff associated with this rezoning application fine with showing incorrect renderings for this project during this Q&A stage? on Twitter Share a) Why is there floor to floor height on Level 20 of 10'11" that's above the maximum 10 ft. in the Broadway Plan? b) Generally the floor to floor heights are excessive; if this rezoning were to be approved, what would prevent the developer from turning this into a 22-storey building by reallocating FSR from the podium? Would a 22-storey building at this site not go against the intent of the Broadway Plan? c) The question about incorrect shadow diagrams has been asked before but the answers are unsatisfactory. Are staff associated with this rezoning application fine with showing incorrect renderings for this project during this Q&A stage? on Linkedin Email a) Why is there floor to floor height on Level 20 of 10'11" that's above the maximum 10 ft. in the Broadway Plan? b) Generally the floor to floor heights are excessive; if this rezoning were to be approved, what would prevent the developer from turning this into a 22-storey building by reallocating FSR from the podium? Would a 22-storey building at this site not go against the intent of the Broadway Plan? c) The question about incorrect shadow diagrams has been asked before but the answers are unsatisfactory. Are staff associated with this rezoning application fine with showing incorrect renderings for this project during this Q&A stage? link

    a) Why is there floor to floor height on Level 20 of 10'11" that's above the maximum 10 ft. in the Broadway Plan? b) Generally the floor to floor heights are excessive; if this rezoning were to be approved, what would prevent the developer from turning this into a 22-storey building by reallocating FSR from the podium? Would a 22-storey building at this site not go against the intent of the Broadway Plan? c) The question about incorrect shadow diagrams has been asked before but the answers are unsatisfactory. Are staff associated with this rezoning application fine with showing incorrect renderings for this project during this Q&A stage?

    redpanda asked 10 months ago
    1. The floor to floor heights proposed for residential rental use in this application are generally in alignment with the Broadway Plan built form guidance in section 11. Three meters (10 ft.) floor-to-floor height is supported for residential use. Additional height at Level 20 can be considered given the required insulation and pavers for the roof terrace assembly above.
    1. Thank you for your feedback. The maximum number of storeys for residential rental buildings in Kitsilano North Area A is 20 storeys plus an additional partial storey for common amenity at the roof. 
    2. Thank you for the question. Updated shadow studies were requested from the applicant, reviewed for accuracy by staff and posted to the Shape your City website. The recently posted updated shadow studies meet the intent of the Plan. 
  • Share The Kitsilano North area currently includes a number of condo buildings in addition to rentals. Can the city provide any data, or have any studies been conducted, to determine the impacts to property values that condo owners could expect from this and similar developments (purpose-built rental towers, vastly exceeding current FSR values) under the Broadway Plan? on Facebook Share The Kitsilano North area currently includes a number of condo buildings in addition to rentals. Can the city provide any data, or have any studies been conducted, to determine the impacts to property values that condo owners could expect from this and similar developments (purpose-built rental towers, vastly exceeding current FSR values) under the Broadway Plan? on Twitter Share The Kitsilano North area currently includes a number of condo buildings in addition to rentals. Can the city provide any data, or have any studies been conducted, to determine the impacts to property values that condo owners could expect from this and similar developments (purpose-built rental towers, vastly exceeding current FSR values) under the Broadway Plan? on Linkedin Email The Kitsilano North area currently includes a number of condo buildings in addition to rentals. Can the city provide any data, or have any studies been conducted, to determine the impacts to property values that condo owners could expect from this and similar developments (purpose-built rental towers, vastly exceeding current FSR values) under the Broadway Plan? link

    The Kitsilano North area currently includes a number of condo buildings in addition to rentals. Can the city provide any data, or have any studies been conducted, to determine the impacts to property values that condo owners could expect from this and similar developments (purpose-built rental towers, vastly exceeding current FSR values) under the Broadway Plan?

    WorkingMom asked 10 months ago

    BC Assessment is a provincial authority and responsible for land valuation. The City is not able to predict what the future value of a property nearby will be after rezoning. A number of other factors also affect property values, including proximity to new rapid transit. The City takes the value of the future rezoned land into consideration through the CAC analysis where the land lift is captured based on the difference between the value of the land under the existing zoning and proposed rezoning.

Page last updated: 19 Nov 2024, 10:03 AM