2246-2268 e broadway open house boards - vancouver

vancouver.ca/rezoning

Welcome

The City of Vancouver has received an application to rezone 2246-2268 East Broadway from RS-1 (One-Family Dwelling) District to CD-1 (Comprehensive Development) District. The proposal includes:

• 57 market strata units;

• a maximum building height of 19.35 m (63.48 ft.);

• a total floor area of 4,216 sq. m (45,382 sq. ft.);

• a floor space ratio (FSR) of 2.65;

• 47 underground parking stalls, 4 surface parking stalls and 114 bicycle spaces.

This application is being considered under the Grandview-Woodland Community Plan.

Rezoning Application:2246-2268 East Broadway

Applicant: Kevin HanveyOmricon AEC [email protected]

Rezoning Planner: Tess MunroCity of [email protected]

453 West 12th Avenue

Vancouver, BC V5Y 1V4

Canada

Note: The Freedom of Information and Protection of Privacy Act deems any response to this notification to be public information. If you have contracted to sell or lease all or part of your property to any person, firm, or corporation, we strongly urge you to deliver this courtesy notification, as soon as possible, to the prospective buyer or tenant.

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Participating in the virtual open house

Staff read and record every comment we receive and present a summary to City Council. Public comments can be submitted any time throughout the rezoning process.

We want to hear from you

We are here to listen to community feedback about this proposal. Your input informs staff’s recommendations to Council as part of the review process for this rezoning.

1. Review the virtual open house materials on the project web page.

2. Submit a question to City staff or the applicant on the ‘Ask a question’ tab.

3. Share your feedback by filling out a comment form on the ‘Send your comments’ tab.

4. Call the rezoning planner if you have any other questions.

Thank you for joining the virtual open house!


The Rezoning Process

What guides development?Community plans and policies are developed by City staff with public input, and are adopted by Council.

They lay out the long-term vision of the community and direct future growth and associated amenities.

These plans and policies outline where rezoning applications can be considered and what may be allowed on a site.

What is a rezoning application?Zoning regulates what can be developed, including the use (e.g. office) and physical form (e.g. height). A rezoning application is required when a proposal does not conform with the existing zoning.

An application must conform to the rezoning policy for an area and other applicable City policies. A rezoning does not mean there are no restrictions on what can be built.

How is my feedback used?Staff read every comment we receive. Feedback from the public and advisory groups informs the review of the application. Applicants may be required to re-submit their proposal based on the feedback. Staff make a recommendation to Council. Council makes the final decision on whether to approve, modify, or refuse a rezoning application.

What are the benefits to the community?Development, including rezoning, can support community benefits, including parks, community facilities, social housing, street upgrades and more.

Public Input:Speak or write

to Council

Public Input:Open house,

comment forms and advisory groups

Public Input:Engagement on

plans and policies

ImplementationAfter Council approves a rezoning application, the

proposal becomes a development application. This process finalizes the project design, as well

as the delivery of public benefits.

Planning comes firstThe City consults with the public to develop

community plans and policies that define what can be considered through rezoning.

Policy and public input guide the reviewStaff from various departments review each rezoning application to see if it meets the policies and goals previously set by Council.

Feedback from the public is an important part of this review.

Supported by policy

Approved by Council

Not supported

Refused

WE ARE HERE

Rezoning enquiry

Council-approved plans

and policies

Public hearing and Council vote

Construction and delivery of public benefits

Staff report to Council with

recommendations

Development application

process

Rezoning application

Review by City staff

Considered under rezoning policy

Permitted under current zoning

Example of Planning Policy

Example of a Development Proposal

Example of a Future Neighbourhood


Grandview-Woodland Community Plan

OverviewThe Grandview-Woodland Community Plan was approved by Council in 2016. The Plan sets out a thoughtfully managed framework for future change, including the gradual renewal of neighbourhood rental housing stock and the introduction of new opportunities for additional housing in strategic locations. The emphasis will be on more affordable forms of housing.

Plan PrinciplesThese principles, provide overall direction for the future of the Grandview-Woodland.

1. Support the goals of Reconciliation in partnership with the Aboriginal community

2. Achieve a green, environmentally sustainable, urban pattern

3. Support a range of affordable housing options to meet the diverse needs of the community

4. Foster a robust, resilient economy

5. Enhance culture, heritage and creativity

6. Support a range of sustainable transportation options including those that already exist

7. Protect and enhance civic places, public parks and green linkages

8. Foster a resilient, sustainable, safe and healthy community

Community ValuesThese are the ideals, the principles, and the desires of this community. These community values have guided the preparation of this plan.



Public Benefits Strategy

How are these amenities funded?Public benefits are funded through three main ways:

Capital Plan:

Council prioritizes the amenities and infrastructure needed

around the city and makes them a part of the City’s Capital

Plan, which budgets for long-term investments. This is the

main source of funding for public amenity improvements.

Development Cost Levies (DCL):

DCLs are charged on any new development in the city

and are determined by the size of a development. These

augment the capital budget. DCLs are used to pay for parks,

childcare centres, non-market housing and engineering

infrastructure. They are limited in how they can be spent.

Community Amenity Contributions (CAC):

CACs are negotiated from rezonings and are used to pay for

a wider range of amenities and public benefits as part of the

planning considerations in a rezoning.

How are public benefit decisions made?

Public

Comment

Policy/

Direction

Applicant

Ideas

Staff

make recommendation

City

Council

What are public benefits?Public benefits and amenities are key components in

livable, complete communities, and improve the social and

physical well-being of city residents. Public benefits include

daycares, parks, community centres, libraries, cultural

facilities, affordable housing and street improvements.

Grandview-Woodland currently has many facilities,

amenities, and infrastructure that are well-used by residents.

This Public Benefits Strategy identifies priorities over the

next 25 years and includes projects that renew existings

facilities and infrastructure as well as projects that address

current gaps or demands anticipated from future growth.



Neighbourhood Highlights

Commercial Drive• Retain the existing mixed-use zoning (4 storeys or less) throughout the

core blocks of Commercial Drive

• Maintain the pattern of smaller, individual retail frontages

• Allow buildings up to 6 storeys to provide new housing outside of the core

• Create a “complete street” to better serve all modes of transportation

• Renew and expand key social and community facilities

Grandview• Discourage demolition of pre-1940 houses

• Expand the duplex areas and encourage new infill housing

• Preserve small-scale local serving shops

• Allow a mix of 4-storey apartments and rowhouses for families near transit routes

• Allow buildings up to 6 storeys to provide additional secured rental housing while protecting character streetscapes in apartment district

Hastings• Incorporate renewed cultural, social and heritage assets, along with non-

market and other housing near Clark Drive

• Improve pedestrian comfort along Hastings Street with public plazas

• Support expansion of key social, cultural, and health facilities

• Provide new rental and ownership housing

• Retain the existing mixed-use zoning in Hastings Village shopping area

• Allow for 100% secured market rental housing in buildings up to 6 storeys in the central portions of Hastings Street.

Cedar Cove• Maintain the existing protected rental housing stock

• Expand the neighbourhood shopping node to allow for more services

• Preserve the significant character streetscapes that have been identified

• Encourage expansion of Oxford Park by allowing for mixed-use buildings

• Protect the city’s industrial and port-related jobs

Britannia-Woodland• Maintain the existing protected rental housing stock and allow for

managed rental replacement and new supply in buildings up to 6 storeys.

• Preserve significant character streetscapes and allow infill housing to encourage retention of older buildings.

• On selected blocks, allow buildings up to 10 storeys to achieve new non-market and other housing.

• Retain space for local jobs

Nanaimo• Allow ground-oriented housing, such as rowhouses suitable for families,

along much of Nanaimo Street

• At commercial shopping nodes, allow mixed-use buildings of between 4 and 6 storeys

• Improve pedestrian comfort in the public realm to activate and unify the street

Commerical-Broadway Station Precinct• Create a new social heart for the community with a new civic plaza as

part of a renewed Safeway site with ground-floor commercial uses

• Allow mixed-use and mixed-tenure buildings ranging from 6 to 10 storeys near the station

• Maintain existing protected rental housing stock and allow for managed rental replacement and new supply in 4- to 6-storey buildings and 10-storey buildings on larger sites

• Allow 6-storey buildings on East Broadway and rowhouses in selected areas to provide family housing close to transit

• Allow duplex and two-family dwellings with a focus on infill housing to retain character buildings

• Create new office space close to the rapid transit station



Area OverviewThe city’s and the region’s most significant transit hub is located within this sub-area. A key to a sustainable future is accessibility and the area focused around a major transit station presents an exceptional opportunity for people to live within a complete neighbourhood.

The sub-area is comprised of varying places from leafy, character-rich heritage streetscape that are notably quiet despite their proximity to the station to apartment areas that provide affordable rental, co-op, social, and market housing.

This sub-area will:• Become a vibrant, accessible, and walkable,

transit-oriented neighbourhood with a mix of land uses and scales.

• Be centered around a sunny, welcoming, delightful and people-friendly civic plaza that is anchored at the transit station.

• Have improved streetscapes and an improved public realm.

• Provide a broader array and an increased number of housing opportunities.

• Support a mix of employment opportunities including new office, commercial, and retail job space.

6.7 Commercial-Broadway Station PrecinctUrban Design Principles

Principle #1

Provide mixed tenure higher-density building forms appropriate for a transit-oriented neighbourhood.

Principle #2

Create a central gathering place for the entire community.

Principle #3

Encourage a mix of retail, job space and housing primarily focused around the transit hub and along the arterial streets that lead to it.

Principle #4

Within remaining duplex areas, maintain the historical residential character while allowing “gentle” forms of infill housing.

Principle #5

Enhance streetscapes through public realm improvements and innovative building typologies to improve walkability.



6.7.3 Broadway East Multi-FamilyOverview

Commercial Broadway Station Precinct Broadway East Multi-Family Land Use

GRANDVIEW-WOODLAND COMMUNITY PLAN118

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6.7.3 Broadway East Multi-Family

Located south of Broadway and east of Victoria Drive, this area is physically separated from the transit station hub by the Grandview Cut. Laura Secord Elementary School is a focal point in this neighbourhood. This area is also in close proximity to the transit interchange and offers strategic opportunities to accommodate renewed and additional housing within the Commercial-Broadway Station Precinct.

This area will incrementally evolve with new apartment and ground-oriented housing, creating opportunities for ownership and rental housing. Traditional rowhouses will be introduced on the north side of East 10th Avenue to transition to detached housing areas, providing ownership opportunities, as well as secondary rental in the form of lock-off suites.

SkyTrain station

Park

SkyTrain line

Legend

T

I - Light industrial

Apartment (10+ storeys)

School / Institutional

At-grade commercial

Apartment (10 storeys)



Courtyard rowhouse / traditional rowhouse (3.5 storeys)

Duplex

Local-serving retail site

Office (6 storeys)

Office (10 storeys)

Character area boundary

Figure 6.56: Traditional Rowhouse Development on a 4-Lot Assembly

Figure 6.55: CBSP Broadway East Multi-Family Land Use

This area will incrementally evolve with new apartments and ground-oriented housing, creating opportunities for ownerships and rental housing. Traditional rowhouses will be introduced on the north side of East 10th Avenue to transition to detached housing areas, providing ownership opportunities, as well as secondary rental in the form of lock-off suites. This area is aso close in proximity to the transit interchange and offers strategic opportunities to accommodate renewed and additional housing within the Commercial-Broadway Station Precinct.

Broadway from Semlin Drive to Garden Drive

• Consider applications for apartments (residential), as follows:

• Height: up to 6 storeys.

• Density: up to 2.65 FSR.

• Site frontage: 15.1 m (49.5 ft.) (minimum).

• Setbacks: Front yard sufficient to achieve a minimum 5.5 m (18 ft.) sidewalk / Side 2.1 m(7 ft.) / Rear 6.1 m (20ft.).

• Upper floor setbacks: 3 m (10 ft.) above the third floor; further upper storey setbacks are required on the north side to reduce shadowing.

• Provide public realm improvements that could include street trees, and amenities such as bike racks, feature lighting.

North side of East 10th Avenue between Semlin Drive and Garden Drive

• Consider applications for traditional rowhouses (residential). Allow optional first floor construction as a lock off-suite.

• Heights: up to 3.5 storeys (12.2 m/ 40 ft.).

• Density: up to 1.2 FSR.

• Minimum frontage requirement 27.4 (90 ft.) (three lots).

• Provide public realm improvements that could include increased sidewalk width, street trees, and amenities such as bike racks, feature lighting.Policies

2246-2268

E Broadway

Policies (continued)

119GRANDVIEW-WOODLAND COMMUNITY PLAN

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Policies

Broadway from Semlin Drive to Garden Drive

● Consider applications for apartments (residential), as follows:

○ Height: up to 6 storeys.

○ Density: up to 2.65 FSR.

○ Site frontage: 15.1 m (49.5 ft.) (minimum).

○ Setbacks: Front sufficient to achieve a minimum 5.5 m (18 ft.) sidewalk / Side 2.1 m (7 ft.) / Rear 6.1 m (20 ft.).

○ Upper floor setbacks: 3 m (10 ft.) above the third floor; further upper storey setbacks are required on the north side to reduce shadowing.

○ Provide public realm improvements that could include street trees, and amenities such as bike racks, feature lighting.

North side of East 10th Avenue between Semlin Drive and Garden Drive

● Consider applications for traditional rowhouses (residential). Allow optional first floor construction as a lock-off suite

○ Height: up to 3.5 storeys (12.2 m or 40 ft.).

○ Density: up to 1.2 FSR.

○ Minimum frontage requirement: 27.4 m (90 ft.) (three lots).

● Provide public realm improvements that could include increased sidewalk width, street trees, and amenities such as bike racks, feature lighting.

Figure 6.57: CBSP Broadway East Multi-Family Typical SectionCBSP Broadway East Multi-Family Typical Section

GRANDVIEW-WOODLAND COMMUNITY PLAN118

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6.7.3 Broadway East Multi-Family

Located south of Broadway and east of Victoria Drive, this area is physically separated from the transit station hub by the Grandview Cut. Laura Secord Elementary School is a focal point in this neighbourhood. This area is also in close proximity to the transit interchange and offers strategic opportunities to accommodate renewed and additional housing within the Commercial-Broadway Station Precinct.

This area will incrementally evolve with new apartment and ground-oriented housing, creating opportunities for ownership and rental housing. Traditional rowhouses will be introduced on the north side of East 10th Avenue to transition to detached housing areas, providing ownership opportunities, as well as secondary rental in the form of lock-off suites.

SkyTrain station

Park

SkyTrain line

Legend

T

I - Light industrial

Apartment (10+ storeys)

School / Institutional

At-grade commercial




Courtyard rowhouse / traditional rowhouse (3.5 storeys)

Duplex

Local-serving retail site

Office (6 storeys)

Office (10 storeys)

Character area boundary

Figure 6.56: Traditional Rowhouse Development on a 4-Lot Assembly

Figure 6.55: CBSP Broadway East Multi-Family Land Use

vancouver.ca/gwvancouver.ca/gw

Public Engagement Timeline Broadway Triangle (Grandview-Woodland Community Plan)

Neighbourhood events; storytelling workshops; asset mapping; engagement on planning principles; walkshops; theme-

based planning workshops; questionnaires & surveys. Outreach via mail drop, posters, list-serve, community signage

and other outreach.

Mar - May 2013

Grandview-Woodland Community Plan process launched Initial Terms of Reference identifies area south of Broadway for planning consideration

Mar

Release of Emerging Directions (initial policy ideas), with directions covering a portion of the Triangle area. Community

concerns noted about Broadway/Commercial area.May - Jun

Council direction to extend the Community Plan process and introduce additional engagement via Citizens’ Assembly Sep

Recruitment for Citizens’ Assembly

19,000 addressed invitations sent out to residents of the Grandview-Woodland study area (including all residents of

the Triangle area).

Terms of Reference affirms southern boundary to be south side of E 12th/Grandview Highway, between Clark Drive

and Kamloops Street.

Jun - Jul

Citizens’ Assembly Public Roundtables – to discuss (1) Neighbourhood Values; (2) Community-Wide Policy;

(3) Sub-Area Policy.Nov;

Feb & Apr 2015

Citizens’ Assembly Report presented to City CouncilJun

6 public engagement events related to the Draft Community PlanJun - Jul

Open House – initial discussion of new duplex, townhouse, and 4-storey zoning for Grandview-Woodland (including

portions of Triangle area).Nov

Broadway Triangle Transportation Study launched Jan

Open House event regarding the proposed redevelopment of Safeway, and potential relocation of proposed plaza July

Open House events on new Townhouse and 4-storey District Schedules for Grandview-Woodland (including portions

of Triangle area)Jan & Mar

Transportation Study completed and findings mailed to residentsNov

Community workshop to explore alternative planning options around Broadway and Commercial sub-areaJul

Two public workshops, online questionnaire to design Citizens’ Assembly processJan - Feb

Citizens’ Assembly launched

Two residents of the Triangle selected as part of the 48-person Assembly (six residents in total from south of

Broadway).

Sep

Full-day workshops on Nanaimo Street sub-area, and Broadway-Commercial sub-areaJan & Feb

Analysis of Citizens’ Assembly recommendations; development and testing of plan policyJul - May

City Council review and approval of Grandview-Woodland Community Plan. Council Motion to undertake

transportation study of Triangle area (following input from Triangle residents).

Jul

4 Open House events related to proposed RT-5 duplex zoning Nov - May 2017

Broadway Triangle Transportation Study - meetings with communityMay

New RT-5 zone approved by City Council (enacted January 2018)Oct

Open House on 10th Avenue Corridor Project (Commercial to Victoria)Nov

2012

2013

2014

2015

2016

2017

2018

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Sticky Note

Can we


Background

In July 2016, upon the adoption of the Grandview-Woodland Community Plan, Council

directed staff to undertake a study in the Broadway Triangle neighbourhood, to address

resident concerns around:

• Vehicle volumes on local streets near the elementary school

• Vehicle speeds and potential short-cutting

• Difficulty getting in and out of the neighbourhood

• Park and ride (hide) activity close to transit

Study Findings

The Broadway Triangle Transportation Study (2017) looked at future developments

and assessed current travel patterns and the local transportation network. City staff

evaluated bicycle routes, traffic calming, parking regulations, and school-related

circulation.

Key Findings on Travel Patterns:

• The majority of traffic in the neighbourhood is local – 82% is residential and school-

related travel.

• Morning and afternoon traffic is largely influenced by vehicle drop-off and pick-ups

at Laura Secord Elementary School (640 students enrolled).

• The percentage of students driven to school (32%) is lower than the city average

(42%), despite French Immersion schools typically generating higher traffic volumes

due to students travelling from outside of the catchment.

Broadway Triangle Transportation Study

School Travel Plan (2015) Mode of Travel

ENGLISH

FRENCH

English

French

0

10

20

30

40

50

60 Other

Transit/School Bus

Walk partway

Bike

Carpool

Drive

Walk

0.0

0.2

0.4

0.6

0.8

1.0

walkdrive

carpoolbike

tranist/school buswalk part way

other

Walk

Drive

Carpool

Bike

Transit/School Bus

Walk part way

Other

57%

28%

4% 4% 3% 3% 1%


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Laura SecordElementary

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1. Nanaimo Street Signal Warrant

Study found pedestrian activity at E 10th Avenue and E 11th Avenue

does not meet the threshold for pedestrian activated signal.

2. School Travel Plan

Complete plan check-in.

3. Semlin Drive Parking Changes

Change parking to two-hour time limited on Semlin Drive to reduce

park and ride activity close to transit.

4. Lakewood Drive Speed Humps

Add speed humps on Lakewood Drive between Broadway and E 10th

Avenue to reduce vehicle volumes on Lakewood Drive adjacent to

Laura Secord Elementary.

5. Raised Crosswalks

Add raised crosswalks on Lakewood Drive at E 10th Avenue and on

E 10th Avenue at Templeton Drive to increase visibility of people

crossing the street and traffic calm by reducing vehicle speed.

6. Central Valley Intersection

Complete intersection design improvements at Lakewood Drive and

N Grandview Highway to address poor sites lines and improve visibility.

Broadway Triangle Transportation Study

Summer/Fall 2018

Complete

Recommendations & Action

The map below highlights transportation recommendations, improvements, and associated

timelines to address resident concerns.

RECOMMENTATION TIMELINE

Spring 2018

Summer/Fall 2018

2019

2019

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Laura Secord Elementary

2246-2268 e broadway open house boards - vancouver

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