461-479 E 16th Ave rezoning application

Thank you for your question. This question has been forwarded to the applicant and this is their response: Our vision for the ‘bodega’ is a family-friendly café and corner store where residents in the broader community can come to get daily conveniences like coffee and pastries, as well as basic provisions. The intent is for it to become a social space within the neighbourhood, where people can meet each other and continue to build on the great community that exists in Mount Pleasant. It is too early for us to be speaking with potential operators, but we definitely see this as an independent tenant.

All practicing professional engineers should evaluate risks as part of design development. This can be in a “risk matrix” form or similar.  In this case, the applicant’s consultant must present possible consequences as a result of professional decisions. (Please see here how professional engineers are regulated)

Generally, the liability is with the developer and the City:

• The applicant’s consultant (professional engineers) must address both on-site and off-site risks to meet the building code requirements as well as Engineers and Geoscientists of BC requirements.
• The design solutions need to be to the satisfaction of the City – ultimately align with City code/requirements and address concerns, in particular any off-site impacts.
  
  

In general, the City uses risk management especially for City delivered capital projects. For developer delivered projects, it is a duty for them to also use a form of risk management.

The applicant’s consultant (professional engineers) must address both on-site and off-site risks to meet the building code requirements as well as Engineers and Geoscientists of BC requirements. You can learn more of their regulatory role on the website of Engineers and Geoscientist of BC. As a requirement of the Engineers and Geoscientists of BC, a professional engineer or geoscientist must clearly present possible consequences of professional decisions.

It is important to note that any project has also to meet building code requirements. For that, the professional engineers (the applicant’s consultants) are required to address both onsite and offsite risks. City can still put a hold on the project past the Development Permit to ensure methods are functioning as proposed. Further down the line, at the Building Permit stage, when the developer’s full design concept is completed, the City could also request that a third-party review for detailed design be performed at the expense of the developer, with the reviewing consultant to be approved by the City.

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. Further, during the Broadway Planning process, there were a number of events and engagement opportunities for which stakeholders were invited to participate.

Please also note that starting on June 13, you can share your feedback on Broadway Plan implementation projects at https://www.shapeyourcity.ca/broadway-plan and during in-person events listed on the website:

• Broadway Plan review: Updating and reviewing land use and built form policies to comply with new provincial legislative requirements for Transit-Oriented Areas (TOAs).
• City Hall Campus (Civic District): Creating a long-term plan for the City lands around Vancouver’s City Hall.
• Phase 2 of the Public Realm and Streetscape Plan: Planning improvements to the streets and public spaces in the area for the next 30 years.

While the Broadway Plan does say that new developments should not unreasonably limit development on adjacent sites, that does not imply that every site must be able to accommodate a tower. The existing zoning (RM-4) as well as the Broadway Plan include development options for smaller lots.

While the site does not comply with the minimum site frontage for consideration as a tower development; given that this site has approximately 40.2 m (132 ft.) frontage, a tower form may be considered. The Broadway Plan allows for proposals with lesser frontages at the discretion of the Director of Planning, where the proposal meets the following criteria: the proposal complies with all other sections of the Broadway Plan governing built form and site design and the site frontage must not be less than 30.2 m (99 ft.). The applicant also has to demonstrate that the development reasonably mitigates development limitations on adjacent properties.  Please refer to Chapter 7 of the Plan, specifically pages 70-71 where it clarifies the Tower Site Frontage Requirements. 

Both of these issues will also be part of staff’s review of the project which is currently underway.

Thank you for your question: The proposed development complies with the Parking By-law with respect to off-street vehicle parking spaces and is well-sited to encourage reduced vehicle trip and parking demand. It is in close proximity to the frequent transit network along Kingsway Avenue and cycling infrastructure along Prince Edward Street. A Transportation Demand Management (TDM) Plan has also been submitted by the applicant proposing a variety of sustainable transportation strategies to reduce the demand for vehicle use. which helps to further reduce development demand for vehicle trips and parking.

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.

Thank you for your comment. Staff will include a summary of comments provided from the public in a Council report if the project proceeds for Council consideration.

Thank you for your question, which has been asked before, here is a copy of what we responded: 

Childcare

Childcare is an essential service that supports children, parents and families. Anticipated population growth in the Broadway Plan area will add to existing demands for childcare. While childcare is primarily a responsibility of the provincial government, the City is well positioned to support alignment with universal childcare goals by leveraging City tools and new development to help create childcare facilities. This is alongside the City’s ongoing priority to work with public and non-profit partners to increase equitable access to childcare, particularly for children younger than school age (see section 16.1, p. 420-422 for detailed policies). Generally, amenities and infrastructure, such as childcare facilities, parks, community centres, libraries, cultural facilities, affordable housing, utility upgrades (water and sewer), and street improvements, are funded from a variety of sources (see chapter for Public Benefits Strategy in the Broadway Plan for details). 

Development Cost Levies (DCLs) fund specifically designated service areas, including parks, childcare, social housing and engineering infrastructure. CACs are generally restricted to capital investments within the community areas where they were generated with the intention that they will serve the related population growth. The federal and provincial governments hold mandates to deliver childcare and social housing. For these services, the City works in partnership with senior governments to ensure that spending is coordinated and opportunities for delivery are maximized. These partnerships will be necessary to achieve the objectives of the Broadway Plan PBS. Please also see section 21.2 of the Broadway Plan (p. 475/76).

 The Broadway Plan also includes a the following policy in some of the subareas, including the one where the project site is located: ”Minor increases in height and density will be considered for delivery of local-serving retail/service uses or childcare.” (p. 251 of the Plan)

In 2022, City Council also adopted a new 10-year childcare strategy (Making Strides: Vancouver’s Childcare Strategy) to plan for expanded childcare access as an essential component of the health and well-being of children and families. For more information about the Strategy, please visit the following link: Vancouver's childcare approach.

Schools

Staff are in regular contact with the Vancouver School Board (VSB) to align City planning directions with VSB school capacity and long-range facilities planning. The preparation of the Broadway Plan has included engagement with the VSB to understand future school aged population and school capacity requirements over the 30-year horizon of the Plan. However, it is the provincial government that is responsible for delivering schools, so school funding is not included in the Public Benefits Strategy for the Broadway Plan. However, the City plays an important role in liaising with the VSB on the provision of schools, ensuring that they are aware of, and planning for, the additional needs that will be generated as a result of population and job growth. It is anticipated that growth in the area would result in new elementary and secondary school students. Some of that growth will be able to be accommodated through expansions to existing schools, and the VSB has already made funding requests to expand Cavell, Hudson, and False Creek elementary schools, as well as a new school in Olympic Village. Eventually, it is anticipated that an additional elementary school will be required. The City will continue to work with VSB to investigate and action opportunities for a new school site in or near the Broadway Plan area, but it will be funded through provincial funding mechanisms. The prioritization and timing of funding approval for school expansion and upgrades is at the discretion of the Ministry of Education. Through plan implementation the City continues to work with the Vancouver School Board to help inform capital requests to the Ministry of Education.

VSB has forecasts on school capacity utilization in their Long Range Facilities Plan which shows that enrollment in schools is declining. The downward enrollment trend is predicted to continue for the school district overall, but will vary significantly in different catchment areas. Overall, capacity is expected to be available over the long term.

• The site is located within the catchment area of Florence Nightingale Elementary School and Sir Charles Tupper Secondary School as well as French Immersion Laura Secord Elementary and Vancouver Tech Secondary.
• According to the Vancouver School Board (VSB)’s 2020 Long Range Facilities Plan, Dr. Florence Nightingale Elementary is currently operating at 76% capacity and by 2031 is forecasted to be operating at 77% capacity. Laura Secord Elementary is currently operating at 103% capacity and by 2031 is forecasted to be operating at 94% capacity
• Sir Charles Tupper Secondary is operating at 75% with an expected capacity of 67% by 2031. Vancouver Technical Secondary is operating at 94% capacity and by 2031 is forecasted to be operating at 78% capacity.
• The VSB report notes that overall enrolment trends for the wider area are changing. The VSB continues to explore options to reduce pressure on schools in this area, monitor development, and work with City staff to help plan for future growth.

Please feel free to also share your general concerns about school capacity with Council and the Vancouver School Board:

https://vancouver.ca/your-government/contact-council.aspx

https://www.vsb.bc.ca/page/26683/departments

Thank you for your question. This question has been forwarded to the applicant and this is their response: Assuming this project will be approved by Council, we might be ready to welcome new residents by the end of 2028 or early 2029. A significant purpose-built rental project such as this takes quite some time to design, receive permits, finance and construct. We would not begin collecting applications or begin any form of waitlist process until approximately 6 months from completion.

Thanks for your question. As mentioned earlier, City staff currently conducts a thorough site-specific analysis that enables them to take into account the specific circumstances and conditions and will make their recommendation after that.