West End Neighbours for a community plan

West End Residents want a vision and comprehensive plan for Vancouver’s West End. Spot rezonings threaten the quality of life, and the unique and distinctive character of our neighbourhood. (Image: The “hotspot” watch list for developments in West End) Read more.

Development Application at 1365 Burnaby St. for six-storey 21 unit rental building

The City of Vancouver has received a Development Application from Amanat Architect for the property at 1365 Burnaby Street (just east of Broughton). The City will receive public comments until Monday, May 13, and the Development Permit Board is scheduled to consider the project on Tuesday, July 2.

The site is currently occupied by an eight unit, three-storey walk-up building constructed in the 1950′s. The proposal is to develop a new six-storey, 21 unit, rental building with 2 levels of underground parking and a total of 15 parking spaces.  Four of the parking spaces are located in the rear lane, with eleven of the parking are proposed to be accessed via a driveway from Burnaby Street.

The City’s notification letter for the project is located at the following web link:

http://former.vancouver.ca/devapps/1365burnaby/documents/NotificationLetter.pdf

Further information on this project can be found by clicking on the link below:

http://former.vancouver.ca/devapps/1365burnaby/index.htm

The application is proposed under the site’s existing RM-5A zoning. The density proposed is “conditional” meaning that it exceeds the base permitted density on the site, but is allowed under certain conditions. 

The site is the location of one of the many dozens of three-storey walk-up buildings in the West End. While it is positive to see the renewal of rental housing at this site under the existing zoning and within the existing six-storey height limit, some people have expressed concerns regarding the suite mix proposed and the likelihood of long-term tenancies, particularly given the inclusion of a concierge desk and meeting room facility at the lobby level. 

The key policy that affects the project is the City’s requirement for “rental replacement”: any rental units demolished are required to be replaced in new development. In this case, the eight existing rental units in the building would need to be secured through a housing agreement with the City. There would be no restrictions on what price these units can rent for. The only requirement is that they be retained as rental units and be rented for minimum 30 day periods. There is no requirement that replacement rental units match the sizes of the original units.

A couple of questions to consider in reviewing the proposal are:

1.) Whether this is the type of development that the community wants to encourage in the redevelopment of these sites with small units and the potential for frequent turn-over?

2.) Whether the addition of a driveway access from Burnaby Street is a desirable addition to the West End’s existing comfortable walking environment? 

If you have comments on the proposal, you can share them with Michelle Au, Project Facilitator for the City Planning Department at 604.871.6702 or by email at:  michelle.au@vancouver.ca

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NOTE: This message was posted as a public service by West End Neighbours, which strives to provide information to our community about development and planning issues affecting the future of the West End.

All Candidates’ Debate in West End April 25

All Candidates’ Debate in West End

West End Community Plan Survey – Input Deadline Tuesday, April 23

Have you completed the Survey on Plan Directions for the West End Community Plan?

Vancouver’s Planning Department is working to complete an updated community plan for the West End. This document will guide the development of the community over the next 30 years. It’s important that you share your ideas and comments. The City has presented its proposals for policy directions and is requesting input from the public on these directions.

The current input phase is very important, so please take the opportunity to review the plan directions and complete the survey.The current survey is one of three significant opportunities for input on the plan policies. The next chance will come in a few months when the draft plan is circulated for review, and the third when City Council reviews the plan a few months later. The further along the process the less likely it will be that significant changes can be made to respond to community input.

The survey is formatted as a series of questions asking whether you agree or disagree with the plan directions in each of the topic areas. As you consider the presentation boards and the survey questions, please consider the following issues and questions, and make use of the “free-form” comment boxes to provide input.

What do you like in the plan directions? What are things that appear to reflect your opinions of what you value in the West End? Do you support the retention of the tower separation guidelines in the West End as noted in the plan directions? Do you support the proposed direction to avoid the use glass “curtain wall” construction in new development? What about options for increasing visitor parking as proposed in the options around management of parking?

What concerns you in the plan directions? Are policies that would support towers in various “corridor locations” such as lower Davie Street and options for buildings up to 70 storeys in the areas closer to the business district plan consistent with your ideas? Does the housing mix proposed with a focus rental housing in new development seem appropriate? Do you think shopping streets like Denman could benefit from a mix of commercial and residential uses, rather than the strictly commercial development currently proposed?

What is missing or needs clarification? Do you have questions about the visual impact of some of the development proposed – for example, the mixed-use development on Lower Davie Street with towers of 18 to 20 storeys and 10-storey development along Lower Robson Street? What about the format and appearance of the proposed rental housing fronting laneways in the West End in up to six-storey buildings? The plan directions suggest heights for new buildings, but provide no indication of the density of development to be permitted – is this important to you? Is further information required regarding the timing and feasibility of improvements to the library, community centre, and parks or the addition of lighting and sidewalks in laneways?

The boards outlining the proposed policy directions are posted under the “Documents” tab at the following link:

http://vancouver.ca/green-vancouver/west-end-community-plan.aspx

The survey is available at the link below:

http://vancouver.fluidsurveys.com/s/west-end-plan-open/

The survey is open until Tuesday, April 23rd. Please take the time to review the plan direction proposals and share your input with the City! West End Neighbours is also happy to receive your comments, to help us keep a sense of the pulse of the community.

West End Plan – City proposes up-zoning to 70 storey towers – Open Houses April 6, 9

(Updated 10 pm) At the April 4 public Open House for the West End community plan, for the first time West End residents had a chance to see what City of Vancouver staff had been preparing. One notable feature is significant increases in permitted building heights along the perimeter “corridors” of the West End. The image below we have modified to indicate the staff-proposed tower heights. Residents are encouraged to attend the next two Open Houses on April 6 or 9, or view the staff presentation online (click on the “Documents” tab). The City is accepting comments until April 23. More details are below.

Link for Open House information:

http://westendneighbours.wordpress.com/2013/04/03/reminder-open-houses-west-end-community-plan-directions-april-4-6-9/

REMAINING OPEN HOUSES:

Saturday, April 6, 11 am – 2 pm
West End Community Centre
870 Denman Street

Tuesday, April 9, 4 – 7 pm
Blue Horizon Hotel
1225 Robson Street

FOR MORE INFORMATION:
vancouver.ca/westendplan
westendplan@vancouver.ca

Here are links to the individual panels on display.

Open houses

• Display panels from our plan directions open houses
  • Introduction and background 
  • Emerging directions 
  • Villages
  • Neighbourhoods
  • Corridors 
  • Overall directions
  • Movement and gathering 
  • Parking 
  • Public benefits 
  • Final thoughts 

Note that the City’s official time line is “Policy Development” until May 2013, then “Drafting the Plan” from June to September, then “Plan Approval” from October to December. City Council has promised only two weeks of advance notice for the public to review the final text of the plan before Council votes on it. It is very important for the public to provide input to the City now — in April 2013. 

SOME INITIAL OBSERVATIONS BY WEN – TO BE UPDATED

• The essence of this plan is to put towers in all along the perimeter — along Thurlow, Georgia, Robson, and Davie Streets. Upzoning in different zones to heights of 10, 18, 20, 35, 40, 60, and “approximately” 70 storeys. People should ask for clarifications — how many feet or meters are being proposed? (Rooms with 10 foot ceilings can mean a much taller building.) Mount Pleasant community has learned that in a community plan, one single adjective can make a difference in a rezoning application being approved or rejected.
• The plan directions are only showing building heights.  But what intensity of development is proposed?  Are these buildings to be built to densities similar to much of the existing development in the West End, with Floor Space Ratios in the range of 2.2, or are they to be buildings at the recent densities approved at Bidwell and Davie (Maxine’s) or 1401 Comox (St. John’s Church) in the range of 7.0?  The discussion needs to be about more than just building height, as increased FSR’s result in greater bulk with more shadowing and less privacy.
• Additional development options include all laneways in the West End.
• Other parts of the West End would see less radical change, according to the staff proposal, though this too needs to be reconfirmed carefully.
• Do the proposals for new and higher towers support and enhance the West End’s existing character? Or are they part of a change to a different type of neighbourhood?
• Staff write that the population increase possible from the proposed increase in building height is 7,500 people, but what about the potential increase if the rest of the neighbourhood is built up to the maximum permitted (e.g., currently 6 storeys in centre of West End)?
• Further analysis is needed of how the City will accommodate the needs of the community, and how the proposed changes would benefit residents. Here is the panel on public benefits. How much more detail, specificity, and commitment from the City should residents expect before supporting the adoption of a new West End plan? Other neighbourhoods have found that density gets increased first, and that promised amenities come much later, and much less than promised, if at all. Our elementary school is already completely full. The library and community centre are at capacity. Can  our elected officials ensure that the density is not radically increased before amenities are improved?
  
• People may wish to ask City staff actually make a public presentation, with Q&A, as the Open-House format fails to facilitate community discussion, and ends up with each person having a different perception of what is being proposed.
• Residents should ask for rationale behind the proposals, and where the ideas and numbers came from. Staff at the Open House were saying that the idea was to go up to the maximum height permitted by “view cone” controls.
• Ask the City to use an objective and comprehensive system to gauge public support for the staff proposals, so that City Council has a relevant measure of public buy-in to the staff proposals and can vote based on the will of the citizens.
• If City Council is considering this much construction, can it also consider tightening the Noise Bylaw and other bylaws that govern demolition and construction in this densely-populated community, and increase enforcement? (Noise at 1401 Comox construction site was recorded at over 106 decibels on April 5, far over the permitted 85 decibels.)
• What can the City do to prevent land speculation, which actually is an enemy of affordable housing? Just by proposing these changes, are speculators drawn in? Land assessments on some lots in the West End skyrocketed by nearly 40% in just the last year.
• Is this “green” development and how does it help or hinder Vancouver in achieving its “Greenest City” goals?
• Comments, analysis, and suggestions are also welcome to info@westendneighbours.ca for compilation and reporting.

REMINDER – Open Houses: West End Community Plan Directions – April 4, 6, 9

Thirteen thousand people have signed our petition asking for a stop to spot rezonings and asking for a comprehensive plan. The City has announced plans for Open Houses on the West End Community Plan. Here is your chance to receive info and give feedback to the City. These particular Open Houses are VERY important. Please check them out. Download poster in PDF format. West End community plan open houses april 2013, poster

WEST END COMMUNITY PLAN DIRECTIONS OPEN HOUSES
A community plan only happens once every 30 years.
Help shape your community’s future! The City of Vancouver is creating a new community plan for the West End. The plan will be the future road map on areas ranging from housing and land use to transportation and public spaces.
Come to a drop-in open house to learn more and have your say. Your input
will help create a draft plan for your neighbourhood.

OPEN HOUSES:
Thursday, April 4,  4 – 7 pm
Best Western Sands Hotel
1755 Davie Street

Saturday, April 6, 11 am – 2 pm
West End Community Centre
870 Denman Street

Tuesday, April 9, 4 – 7 pm
Blue Horizon Hotel
1225 Robson Street

FOR MORE INFORMATION:
vancouver.ca/westendplan
westendplan@vancouver.ca
Phone 3-1-1

West End Neighbourhood Food Network: Mar 26 Local Food Systems – West End Context, Mar 28 meet food coordinators!

Passing on two announcement from the West End Neighbourhood Food Network.

West End Plan – Housing Options Open House: Survey deadline March 24

This is a reminder from West End Neighbours that the City’s official survey regarding the Housing Open Houses (held Feb 2013 at Coast Plaza Hotel) for the West End planning process is available only until Sunday March 24th.

Please consider reviewing the boards here:

http://vancouver.ca/files/cov/West_End_Community_Plan_Housing_Information_Display_Boards.pdf

and completing the survey here:

http://vancouver.fluidsurveys.com/s/WestEndPlanHousing/

Open Houses: West End Community Plan Directions – April 4, 6, 9

The City has announced plans for Open Houses on the West End Community Plan. Information is copied below. Thirteen thousand people have signed our petition asking for a stop to spot rezonings and asking for a comprehensive plan. Here is your chance to receive info and give feedback to the City. West End Neighbours has been concerned about low general awareness of this planning process and since Day One asked the City to do a mailing to every household. It appears a card has arrived in the mail today, March 18. Congratulations and thanks to City staff for making this happen. Download poster in PDF format. West End community plan open houses april 2013, poster

WEST END COMMUNITY PLAN DIRECTIONS OPEN HOUSES
A community plan only happens once every 30 years.
Help shape your community’s future! The City of Vancouver is creating a new community plan for the West End. The plan will be the future road map on areas ranging from housing and land use to transportation and public spaces.
Come to a drop-in open house to learn more and have your say. Your input
will help create a draft plan for your neighbourhood.

OPEN HOUSES:
Thursday, April 4,  4 – 7 pm
Best Western Sands Hotel
1755 Davie Street

Saturday, April 6, 11 am – 2 pm
West End Community Centre
870 Denman Street

Tuesday, April 9, 4 – 7 pm
Blue Horizon Hotel
1225 Robson Street

FOR MORE INFORMATION:
vancouver.ca/westendplan
westendplan@vancouver.ca
Phone 3-1-1

Developer Open House – Redevelopment of 1365 Burnaby Street – Thurs March 7th, 4-8 pm

Amanat Architects is putting together a development application on behalf of Vanca Holdings for the site at 1365 Burnaby Street (just east of Broughton). Currently occupied by a three-storey walk-up building with 8 rental units, the proposal is to re-develop the site with a new six storey building. The building is being proposed under the conditional provisions of the site’s existing RM5A zoning (with a 10% bonus for heritage density transfer). Download poster in PDF: 1365 Burnaby Street – Open House Card rev1

The project proposes 21 rental studio apartments: 8 units of 400 square feet and 13 units of 320 square feet.
Parking proposed includes 11 parking stalls: 9 for residents and two for visitors.
Building height proposed is just under 57 feet, and complies with the maximum height permitted under the existing zoning.

Interested to learn more and to share your thoughts?

Plan to attend the applicant’s Open House:

Thursday, March 7th, 2013
4:00 pm to 8:00 pm
Sandman Suites Vancouver Hotel
2nd Floor Meeting Room
1160 Davie Street

City Council approves Beach Towers rezoning. Reminder of Housing Info Session tonight

Today after an extended discussion, City Council approved the rezoning of Beach Towers, with Vision Vancouver voting as a block in favour, and NPA and Green Councillors voting against. Will provide more detail and analysis later. Here are links to some media coverage, plus YouTube video of four selected Councillors in their explanation of why they voted for or against the rezoning.