new welcome [rezoning.vancouver.ca] · 2019. 12. 4. · park queen elizabeth park oak meadows park...

vancouver.ca/rezoning

Welcome

The City of Vancouver has received an application to rezone 203-263 West

49th Avenue from RS-1 (One-Family Dwelling) District to CD-1 (Comprehensive

Development) District.

The proposal is for a four-storey mixed-use building that includes:

• 78 strata-titled units;

• Commercial retail space at grade;

• A building height of 17.3 m (56.9 ft.);

• A total floor area of 8,707 sq. m (93,718 sq. ft.);

• A floor space ratio (FSR) of 2.5; and

• 143 parking spaces and 143 bicycle spaces.

This rezoning application is being considered under the Cambie Corridor Plan.

Rezoning Planner: Lecia Desjarlais, City of Vancouver [email protected]

Rezoning Application: 203-263 West 49th Avenue

Applicant Contact: Paul Goodwin, GBL Architects [email protected]

W 49th Avenue

W 48th Avenue

W 47th Avenue

W 46th Avenue

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Cambie Corridor Plan

OverviewThe Canada Line, and the land uses around it, play a pivotal role in Vancouver’s future. Already well-positioned in terms of amenities and services, the Cambie Corridor is a key component of a sustainable, livable city of neighbourhoods connected to convenient transportation alternatives.

The Cambie Corridor Plan is a framework to guide change and growth over the next 30 years.

The Plan builds on the distinct character and context of the Corridor’s neighbourhoods to create complete communities with places for current and future residents to live, work, shop, play, and feel part of a community.

Tower (13+ storeys)

Apartment (up to 12 storeys)



Apartment (up to 4 storeys strata or 6 storeys rental)


Townhouse

Mixed-use tower (13+ storeys)

Mixed-use (up to 10 storeys)




Tower with choice of use

Apartment with choice of use at grade (up to 6 storeys)

Intensive employment

Unique site (opportunity for higher densities)

Major Project (separate planning program underway or approved)

Other

Existing townhouse

Area boundary

Marpole Community Plan (2014) area

Canada Line station

Future potential station

Place of worship

School

LEGEND

Ebisu Park

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King Edward Ave.

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W 32nd Ave.

W 39th Ave.

W 47th Ave.

W 49th Ave.

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BC Children’s and Women’s Hospitals

HeatherLands

OakridgeTransitCentre

OakridgeCentre

Langara College

LangaraGardens

PearsonDogwood

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W 46th Ave.

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W 59th Ave. W 59th Ave.

W 58th Ave.

W 62nd Ave.

W 64th Ave.

W 65th Ave.

W 49th Ave.

W 49th Ave.

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W 37th Ave.W 37th Ave.

W 37th Ave.

W 41st Ave.

W 41st Ave.W 41st Ave.

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W 44th Ave.

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W 57th Ave.

W 18th Ave.

W 16th Ave.

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WinonaPark

Tisdall

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OakPark

Ash Park

Eburne

Park

Langara

Golf Course

Columbia

Park

Queen

Elizabeth

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Oak

Meadows

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BraemarPark

Douglas

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Hillcrest

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Over the next 30 years, the

Corridor will add:

• Space for 9,200+ new jobs

• Opportunities for multi-family housing on 2,000 single-family lots

• New and vibrant public spaces, including 20+ acres of new parks

• More than 5,000 secured rental units and 2,800 social housing units

• A vibrant and enhanced Oakridge Municipal Town Centre

Plan Highlights

• transform the single-family neighbourhoods into vibrant, mixed-use communities with a diverse range of housing types

• increase housing diversity and supply in neighbourhoods

• enhance access, safety, and support sustainable modes of travel in the Corridor

• expand community facilities and create new amenities and facilities, including the provision of new childcare, youth, and senior spaces to support the growing population now and into the future



• New mid-rise buildings along 49th Avenue with at-grade commercial & institutional uses.

• Include quality public realm features along Cambie Street at the Langara–49th Avenue Station.

• New mixed-use development, including rental housing, at Oak Street and 49th Avenue to enhance the local shopping node.

• Enhance the Municipal Town Centre as a walkable, mixed-use urban centre.

• Introduce new job space and amenities to support a growing population.

• Provide opportunities for social and below-market rental housing.

• Strengthen & enhance the existing park-like setting with green sidewalk buffers and edges.

• New mid-rise residential buildings along Cambie Street.

• Strengthen the local shopping area at Oak Street with more housing, shops and services.

• Retain existing rental housing between 19th & 24th Avenue.

• New mid-rise buildings along Cambie Street with small-scale storefronts.

• Introduce new low- to mid-rise buildings along King Edward Avenue, transitioning to townhouses.

• Recognize the area’s prominence as an entrance to the city with significant new opportunities for job space and mixed-use buildings.

• Support the transformation of the station area into a walkable, vibrant urban area.

• Strengthen connections to the Fraser River.

Neighbourhood highlights along the Corridor

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Planning Principles

5. Provide a range of housing choices and affordability

6. Balance city-wide and regional goals with the community and its context

7. Ensure job space and diversity

These principles, generated with the community, provide overall direction for the future of the Cambie Corridor. They are intended to inform comprehensive planning along the Corridor, as well as shape and inform individual land use change and future detailed development.

1. Provide land use that optimizes the investment in transit

2. Provide a complete community

3. Create a walkable and cycleable Corridor of neighbourhoods seamlessly linked to public transit

4. Focus intensity and community activity at stations and other areas with strategic opportunities for sustainability, renewable energy and public amenity



Public Benefits StrategyHow 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.

The Cambie Corridor, North of 57th Avenue, currently has

many facilities, amenities, and infrastructure that are well-

used by residents. This Public Benefits Strategy identifies

priorities over the next 10 and 30 years and includes

projects that renew existings facilities and infrastructure

as well as projects that address current gaps or demands

anticipated from future growth.


Planning Policy

Uses: Mixed-use

Density: up to 2.5 FSR*

Height: Up to 4 storeys

• C-2 zoning and guidelines will generally guide the form of development for sites between Yukon Street alignment and Ontario Street

• Active commercial including institutional, service, cultural or recreational uses will be required at grade

• Above 3 storeys, the upper floor will be stepped back from 49th Avenue and flanking streets

• A continuous streetwall is preferred with the exception of an identified mid-block active link in alignment with Yukon Street

• A 3.0 m (9.8 ft) dedication from the property line will be required to accommodate Complete Street improvements

• A further 0.6 m (2 ft) setback to the building face consistent with C-2 guidelines should be provided

• Building faces at interior property lines should be consistent and continuous

• Development proposals will include required public realm features (i.e., street trees, landscaped setbacks, etc.). See Cambie Corridor Public Realm Plan

Public Realm Plan Refer to the Built Form Guidelines (Chapter 5) for more information.

4.4.3 49th Avenue: Active link-Ontario Street

100 | C IT Y OF VANCOUVER

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Representative Section: 49th Avenue between Alber ta and Columbia Street

TOWNHOUSES 4-STOREY MIXED-USE

W 49th Avenue(80’)

120’122’ W 50th Avenue

Langara Park

ACTIVE COMMERCIAL

RES.

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HeatherLands


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W 18th Ave.

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WinonaPark

Tisdall

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OakPark

Ash Park

Eburne

Park

Langara

Golf Course

Columbia

Park

Queen

Elizabeth

Park

Oak

Meadows

Park

BraemarPark

Douglas

Park

Hillcrest

Park

Nat

Bailey

Stadium

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Heather

Park

W 64th Ave.

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W 21st Ave.

W 23rd Ave.

W 17th Ave.

W 62nd Ave.

W 60th Ave.

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Uses: Mixed-use

Density: Up to 2.5 FSR*










Refer to the Built Form Guidelines (Chapter 5) for more information.

4.4.3 49th Avenue: Active l ink–Ontario Street


*The suggested FSR range is an estimate based on intended urban design performance. The development potential for each site may fall at or below the FSR range. Sites delivering market rental, below-market rental, or social housing may exceed the given FSR range.

100 | C IT Y OF VANCOUVER

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Representative Section: 49th Avenue between Alber ta and Columbia Street

TOWNHOUSES 4-STOREY MIXED-USE

W 49th Avenue(80’)

120’122’ W 50th Avenue

Langara Park

ACTIVE COMMERCIAL

RES.

RES.

RES.

Ebisu Park

On

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King Edward Ave.

W 24th Ave.

W 26th Ave.

W 32nd Ave.

W 39th Ave.

W 47th Ave.

W 49th Ave.

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W 26th Ave.

W 27th Ave.

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HeatherLands


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PearsonDogwood

W 20th Ave.

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W 46th Ave.

W 52nd Ave.


W 58th Ave.

W 62nd Ave.

W 64th Ave.

W 65th Ave.

W 49th Ave.

W 49th Ave.

Oa

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W 37th Ave.

W 41st Ave.


W 45th Ave.

W 43rd Ave.

SW M

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W 70th Ave.

W 67th Ave.

On

tari

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nta

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W 44th Ave.

Willo

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W 57th Ave.

W 18th Ave.

W 16th Ave.

Oa

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WinonaPark

Tisdall

Park

OakPark

Ash Park

Eburne

Park

Langara

Golf Course

Columbia

Park

Queen

Elizabeth

Park

Oak

Meadows

Park

BraemarPark

Douglas

Park

Hillcrest

Park

Nat

Bailey

Stadium

CambiePark

Heather

Park

W 64th Ave.

He

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St.


Ca

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W 21st Ave.

W 23rd Ave.

W 17th Ave.

W 62nd Ave.

W 60th Ave.

Yu

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Uses: Mixed-use

Density: Up to 2.5 FSR*










Refer to the Built Form Guidelines (Chapter 5) for more information.

4.4.3 49th Avenue: Active l ink–Ontario Street


*The suggested FSR range is an estimate based on intended urban design performance. The development potential for each site may fall at or below the FSR range. Sites delivering market rental, below-market rental, or social housing may exceed the given FSR range.

* The suggested FSR range is an estimate based on intended urban design performance. The development potential for each site may fall at or below the FSR range. Sites delivering market rental, below-market rental, or social housing may exceed the given FSR range.


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

new welcome [rezoning.vancouver.ca] · 2019. 12. 4. · park queen elizabeth park oak meadows park...

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