2225 W 8th Ave rezoning application

Our city is continuing to grow, with more people living, working, and visiting Broadway and the downtown peninsula. This puts more destinations closer to more people. Road space is limited, and we need to use it efficiently, so it is important that the majority of new trips take place by options other than driving. To support this, we are working to make it easier to for people to drive less and own fewer vehicles, through the growth of mixed use, compact communities; and by making walking, cycling, and transit more practical and convenient, and supporting shared mobility options like car share. The Broadway Plan in particular will deliver much-needed housing and amenities, supported by the Broadway subway expansion. It will put more people, jobs, and destinations close to fast, frequent, reliable transit that is faster than driving for many trips. The plan also calls for high quality streets that are safe, comfortable, and interesting for people walking or cycling. Detailed information about the overall transportation strategies may be referenced in the Broadway Plan Section 14. 

The proposed development, itself, is required to comply with the Parking By-law, prioritizing vehicle parking for accessible and visitor spaces, loading, and bike spaces.  It is in close proximity to frequent transit, cycling network, and a transportation demand management (TDM) plan is required to further support reduced driving.  As part of the rezoning process, Engineering staff include a review of the application with respect to transportation impacts and, if identified, may include additional development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.

Thank you for your question. As per the Broadway Plan, the residential floor to floor height should be 3m (10ft) generally. In some cases, staff may consider higher floor to floor height to accommodate structural beams, mechanical elements, or amenity rooms. In this proposal, most levels have a floor-to-floor height of 10 feet. However, Level 7 has a higher floor-to-floor height of 12 feet 4 inches to create an indoor amenity room. Staff review is still underway but this may be acceptable from a development planning perspective.

Staff review for this project is underway. Generally a 6-storey podium can be considered under policy 11.6.3. The applicant needs to provide a rationale to staff.

Generally, receiving an application and processing it does not indicate staff support for all aspects of the proposal. In many cases, issues with rezoning applications are remedied during the review process that is currently under way and the report to Council outlines the form of development that staff support at that time.

Thank you for your question. I can assure that I and all other City staff are real humans and we put a lot of effort into answering your and everyone else’s questions on the rezoning projects.

The Broadway Plan and its recent response to new Provincial legislation will introduce taller buildings and higher densities in some areas within the Broadway Plan area to help meet important housing, job space, and climate change and sustainability goals. The Plan will meet significant housing and job space needs by enabling more people to live and work close to rapid transit, shops, services and amenities while providing the housing type and tenure the city needs: market and non-market rental housing. The 30-year plan was approved by Council in June 2022 after extensive public engagement from 2019-2022. 

2225 W 8th Ave is part of the Kitsilano North subarea of the Broadway Plan. The applicable land use policies can be found on pages 83-85: https://guidelines.vancouver.ca/policy-plan-broadway.pdf#page=83. Kitsilano North is an existing apartment area which is comprised largely of low-rise rental apartments built in the 60s and 70s. It is home to some of the most affordable rental housing in the city but is aging and many buildings will need to be repaired. This is one of the areas where the policy approach is not looking to incentivise redevelopment but to provide feasible pathway to renewal for buildings that come to the end of their useful lives within the next 30 years. To inform these decisions, staff conducted extensive financial testing. The building height and density of 20 storeys and 6.5 FSR is carefully calibrated to achieve the previously mentioned objectives.  It is important to note that the Broadway Plan also encourages a mix of housing in the low density areas through introduction of 6-15 storey rental apartments alongside exploration of various missing middle forms. Furthermore, Council recently approved zoning changes to add multiplexes with up to 6 units per lot as a new missing middle housing option and to simplify rules for other housing options in low-density neighbourhoods across the city. 

The site is situated in an area with an abundance of transit and active transportation options within the Broadway Plan area, including a new future SkyTrain station. The applicant has submitted a Transportation Demand Management (TDM) Plan for this site proposing a variety of sustainable transportation strategies to reduce the demand for vehicle use. As part of the rezoning process, the application is reviewed with respect to access and transportation impacts.  Following review, development conditions for off-site infrastructure may be required, such as improved public realm, sidewalks, and intersection upgrades, to improve transportation operations and safety for pedestrians, cyclists, and motorists alike near the site.  In addition to what the development may be required to deliver, a new flashing pedestrian-controlled traffic light at 7th Avenue and Arbutus has been included in the City of Vancouver capital projects list and is targeted for installation in 2024 to improve pedestrian movement and overall safety.

The Broadway Plan includes a Tenant Relocation & Protection Policy. Tenants of the current building who meet the eligibility requirements are protected under the Tenant Relocation & Protection Policy with additional supports offered to those in the Broadway Plan . Tenants will be provided Right of First Refusal to move back into the new building with a 20% discount off city-wide average market rents or at their current rent, whichever is less. They will also receive assistance finding new accommodations, moving support, and the choice of financial compensation based on length of tenancy or temporary rent top-up until the new building is ready. The proposed projects will also offer many additional housing units for everyone else who wishes to live in Kitsilano.

Generally, receiving an application and processing it does not indicate staff support for all aspects of the proposal. In many cases, issues with rezoning applications are remedied during the review process that is currently under way for both projects and the final report to Council outlines the form of development that staff support at that time. Council has the last say on the project and will decide if to approve it following a Public Hearing. They will listen to any public feedback provided and they will receive a staff recommendation of support or non-support.

Prior to construction, the site is required to meet with and coordinate construction and street use impacts with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Traffic management plans are reviewed closely by Engineering staff to ensure there are safe vehicular, cycling, and pedestrian provisions during construction to provide access for the local residents and businesses. Construction street use requests with significant impacts are typically not permitted for long durations, especially if there are multiple projects competing for street use. Construction sites are required to pay for street and sidewalk closures as part of their street use permit, encouraging the limitation of the duration and severity of street use impacts. Residents are encouraged to file complaints of prohibited activity or street use with 311 for staff to investigate.

Thank you for your question. The question was forwarded to the applicant, this was their response:

The design choice to set the podium back was a deliberate decision aimed at creating two distinct architectural expressions between the podium and the tower. By setting the podium back, the form not only fosters a more pleasant and inviting public realm but also establishes a portal-like experience under the tower. This approach diverges from the conventional method of placing the tower directly over the podium, which often results in a less dynamic, ‘stubby box’ appearance.

The design intent is also responding to two podium conditions which can effect the urban design: 

• A requirement to provide a setback on the north side to accommodate a new future lane; and,
• A requirement to provide a setback on the east of the property for a lane to access the parking ramp at the north of the site
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In the future, when the block is fully developed, there will be direct lane access from either Yew Street or Vine Street. When that happens the lane at the east of the property from 8th Avenue to the north will likely be converted to green space or other programmable space. We appreciate the feedback and would also add that we are in a rezoning phase and that the form of development is ongoing.

The Broadway Plan allows for modest increases in density when a local-serving retail use is proposed at the ground level. The project currently proposes a commercial space with 3,506 sq. ft. divided into three Commercial Retail Units (CRU). The City’s Employment Lands Policy team will review the space and determine if the size is appropriate for the location. Please see below for the policies in the Broadway Plan governing commercial spaces.

The applicant package states that “Central to the project's vision is fostering neighborhood engagement. To this end, three commercial units will face south onto W 8th, fostering vibrant streetscapes conducive to healthy social interactions among neighbors, residents, and pedestrians.” (please also see p. 7 of the rezoning booklet). The applicant added that they envision a local serving offering which could include gathering spaces like a café or a type of uses like a salon, art gallery, artist studio, florist, or local specialty shop. 

The Noise Control By-law regulates all commercial activities and the Parking By-law regulates parking and loading requirements. 

Broadway Plan

• The Broadway Plan and its recent response to new Provincial legislation will introduce taller buildings and higher densities in some areas within the Broadway Plan area to help meet important housing, job space, and climate change and sustainability goals. The Plan will meet significant housing and job space needs by enabling more people to live and work close to rapid transit, shops, services and amenities while providing the housing type and tenure the city needs: market and non-market rental housing. The 30 year plan was approved by Council in June 2022 after extensive public engagement from 2019-2022.

Construction Impacts

• Prior to construction, the site is required to meet with and coordinate construction and street use impacts with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved.
• Traffic management plans are reviewed closely by Engineering staff to ensure there are safe vehicular, cycling, and pedestrian provisions during construction to provide access for the local residents and businesses.
• Construction street use requests with significant impacts are typically not permitted for long durations, especially if there are multiple projects competing for street use.
• Construction sites are required to pay for street and sidewalk closures as part of their street use permit, encouraging the limitation of the duration and severity of street use impacts.
• Closures of the lane are likely to be prohibited and if permitted neighbourhood notification would be required in advance.
• Residents are encouraged to file complaints of prohibited activity or street use with 311 for staff to investigate.

Construction Noise

• Construction on private property must be carried out between 7:30am and 8pm on any weekday that is not a holiday, and between 10am to 8pm on any Saturday that is not a holiday. Construction is not permitted on Sundays.
• Street construction must be carried out between 7am and 8pm on any weekday or Saturday, and between 10am and 8pm on any Sunday or holiday
• There are some circumstances where a variance to construction times may be permitted. This usually occurs when major construction activities are taking place (Crane installs, large deliveries) and extra time is needed for equipment setup/takedown and safety precautions to be implemented. These allowances are typically accepted on weekends to reduce impacts to the community by enabling the work to be condensed to a day or two as opposed to multiple days mid week to reduce impacts to the community.
• Construction impacts on City streets, including through private development, are tracked on the City of Vancouver’s website. The City also has a Noise Control By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays).