no. date description revisions: REZONING VIRTUAL OPEN HOUSE · sheet no.: rev.: sheet title: drawn:...

REZONING VIRTUAL OPEN HOUSE

3609-3687 Arbutus Street - Rendering

Copyright reserved. This drawing is the exclusive property of

the Architects and can be reproduced only with their

permission. This drawing must not be scaled. Variations and

modifications to the work shown on these drawings shall not

be carried out without written permission from the Architects.

Suite 205 - 1628 West 1st Avenue, Vancouver B.C.

Telephone: (604) 730-8100 | Web: www.bha.ca

BHA Architecture Inc.

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April 2020

P-468

P468 Plans.vwx

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2020-04-30 Issued for Rezoning

LOOKING WEST FROM THE ARBUTUS GREENWAY

3609-3687 Arbutus Street

An overview of the rezoning application and supporting Council-approved policies

September 8 - 28, 2020

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PROPOSED REZONING: 3609-3687 ARBUTUS STREET

What is Rezoning?The City of Vancouver is divided into zoning districts. The Zoning and Development By-law sets out the rules for development in each zoning district, including the use (e.g. multiple dwelling) and physical form (e.g. height).

Rezoning changes how a property can be used or developed through a regulation change. It is required when a proposal does not conform with existing zoning. The purpose of rezoning is to:

• change land use regulations to enable development in line with City objectives; and

• secure public benefit contributions to help address increased demand on City facilities resulting from the rezoning.

Site-specific comprehensive development districts (CD-1s)

When a site is rezoned, the site is assigned a site-specific CD district. Each CD district is given a unique number to identify the district (e.g. CD-1 (647)). CD-1 district by-laws have regulations that are specific to the site.

Sep 01, 2020 15:091000 0 1000 2000Meters

Scale 1: 68479

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What Guides a Rezoning?Council-approved plans and policies outline where rezoning applications can be considered and what may be allowed on a site.

Community and area plans

The City of Vancouver has community and area plans that set out the long-term vision for a community area. These plans provide a framework to guide change and development over a period of approximately 20 to 30 years. They may also work within broader objectives established for the entire city and at regional and provincial levels.

Community and area plans provide guidance and direction on a variety of topics, from land use and urban design, to housing, transportation, and community facilities.

Rezoning policies

Rezoning policies provide guidance for developing or using a property in ways that may not be possible under existing rules or zoning. They provide a framework to achieve City objectives by enabling and incentivizing development across the city.

Example of a rezoning proposal

Example of a constructed building

Considered under rezoning policy

Example of planning policy

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Rezoning Process: Key Steps

Council makes a decision at a

public hearing

BEFORE REZONING

• Plans and policies developed• Council approves plans and policies

Rezoning enquiry

submitted and reviewed(optional)

Rezoning application submitted

Virtual pre-application

open househosted by the

applicant(optional)

Report and by-law drafted; Council refers

application to a public hearing

Virtual open house

Q&A

WE ARE HERE

Rezoning process

Public engagement

City Council decision

Council votes to enact a

by-law

Staff and advisory group

review

Legal and service

agreements completed

AFTER REZONING

• Development permit process• Building permit process• Inspections and occupancy

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Proposed Rezoning


3609-3687 Arbutus Street - Rendering

Copyright reserved. This drawing is the exclusive property of

the Architects and can be reproduced only with their

permission. This drawing must not be scaled. Variations and

modifications to the work shown on these drawings shall not

be carried out without written permission from the Architects.

Suite 205 - 1628 West 1st Avenue, Vancouver B.C.

Telephone: (604) 730-8100 | Web: www.bha.ca

BHA Architecture Inc.

no.

issues:

revisions:date description

project:

sheet no.:

rev.:

sheet title:

drawn:

checked

scale:

date:

project no.:

consultant:

plotted:

seal:

Rendering

A0.01

April 2020

P-468

P468 Plans.vwx

20-4-20 11:44:26 AM

2020-04-30 Issued for Rezoning

LOOKING NORTHWEST FROM ARBUTUS AND WEST 21st

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-123.152399 49.254173 Degrees

Property Viewer

4426 knight

Show search results for 4426 k…

We would like your feedback on a rezoning application

The proposal is to allow for the development of a 6-storey residential building. The zoning would change from RS-1 (single detached houses and duplexes) to CD-1 (comprehensive development) District. This proposal includes:

• 116 secured market rental units (with 24 units secured as below-market rental)

• Floor space ratio (FSR) of 2.53

• Floor area of 7,760.6 sq. m (83,534 sq. ft.)

• A maximum height of 22 m (73 ft.)

• 74 vehicle parking spaces and 227 bicycle parking spaces

The application is being considered under the Affordable Housing Choices Interim Rezoning Policy.

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Rezoning Policy Context

WHY PURPOSE-BUILT RENTAL HOUSING?

vancouver.ca/rentalhousing

Purpose-built rental housing provides secure, long-term housing for renter households earning a broad range of incomes. A robust supply of purpose-built rental housing is crucial for supporting a diverse city.

Over half of Vancouver’s households rent their homes. These renter households earn a broad range of incomes.

For several decades, there was very little purpose-built rental housing built in Vancouver, creating a shortage in supply.

High demand and a lack of new supply has put pressure on existing rental housing, leading to low rental vacancy rates.

Households in Vancouver by Housing Tenure, 2016 Census

Renter households

53%

Owner households

47%

$150k+

$80 - 150k

$50 - 80k

$30 - 50k

$15 - 30k

Less than $15k14%

18%

18%

22%

21%7%

Share of Renter Households by Annual Household Income, 2016 Census

Key Findings

• 32% of renter households earn less than $30,000 per year

• 40% of renter households earn between $30,000 and $80,000 per year

• 28% of renter households earn more than $80,000 per year

Source: CMHC Rental Market Survey

Source: CMHC Rental Market Survey and City of Vancouver tracking

Source: Statistics Canada Census

For more information on housing policies, visit:

• Housing Vancouver Strategy

• Creating and protecting market rental housing

Vancouver’s Rental Incentive Programs

2009-2012: Short Term Incentives for Rental (STIR)

2012-2019: Secured Market Rental Incentive Program (Rental 100)

2012-2019: Affordable Housing Choices Interim Rezoning Policy (AHC IRP)

2018-2021: Moderate Income Rental Housing Pilot Program (MIRHPP)

2019-present: Secured Rental Policy

2019-present: Below-Market Rental Housing Policy

The lack of new purpose-built rental supply and rising demand for rental in the past decade has contributed to Vancouver’s rental housing crisis.

As a way to address the need, the City had introduced development incentives for purpose-built market rental housing in 2009. These incentives were some of the first of their kind in Canada and have resulted in almost 9,000 new units of rental being approved since 2010.

Even with the success of these incentive programs, the demand for new rental continues to outpace new supply, and the City continues to fall behind targets set in the City’s 10-year Housing Vancouver Strategy for rental. Meeting these targets requires significant action on the part of the City to identify new locations for rental, as well as, work with partners in other levels of government to identify additional opportunities and incentives.

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Rezoning PolicyAffordable Housing Choices Interim Rezoning Policy

The rezoning policy was introduced to encourage ground-oriented and mid-rise affordable housing types and tenures, including purpose-built rental apartments and townhouses. The policy was intended as a pilot to enable real examples of housing types to be tested for potential wider application. It was also designed to demonstrate the transition zone concept by enabling ground-oriented housing types to provide a transition between higher density areas along arterial streets and lower density residential

areas.

In-stream applications and enquiries

Opportunities for new rental under the AHC IRP has been consolidated into the new Secured Rental Policy (approved November 26, 2019). For rezoning enquiries and applications submitted prior to November 26, 2019, applicants have the choice to proceed with their application under the new Secured Rental Policy or the applicable previous policy. This rezoning is proceeding under the previous Affordable Housing Choices Interim Rezoning Policy.

Criteria for consideration of rezoning

Rezoning applications will be considered if they meet criteria on affordability, location and form of development. A project where 100% of the residential floor space is rental housing may be considered if it meets the location and form of development criteria.

For more information: Affordable Housing Choices Interim Rezoning Policy

Location Form of Development as shown

Sites fronting an arterial street that is on TransLink’s Frequent Transit Network and within close proximity (i.e. a 5-minute walk or 500 metres) of a local shopping area (red areas on map).

Mid-rise forms up to a maximum of 6 storeys

dark blue areas on map

Sites within approximately 100 metres (i.e. 1.5 blocks) of an arterial street.

Ground-oriented forms up to 3.5 storeys (which is generally sufficient height to include small house/duplexes, traditional row houses, stacked townhouses and courtyard row houses) or four storey apartments

light blue areas on map

City of Vancouver June 2018 Affordable Housing Choices Interim Rezoning Policy Page 3

Map 1: Locations of sites that can be considered under the Affordable Housing Choices Interim Rezoning Policy

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Below-Market Rental Housing

What is Below-Market Income Rental Housing?

Below-market rental housing is privately-owned, purpose-built rental housing that is permanently secured and made available to moderate income households earning up to $80,000 per year.

Below-market income rental units, rents, rent increases, and requirements for their operation are permanently secured through legal agreement.

To help ensure units meet the needs of a diverse range of households, a minimum of 35% of the units must be family-size (2 or more bedrooms).

Permanently Secured Affordability

Below-market rental housing units have maximum average starting rents which apply when the first household moves in. The rents are set at rates affordable to the targeted household income levels for each unit type, which means they are significantly more affordable than average market rents for new rental housing in Vancouver.

Proposed Below-Market Income Rents and Targeted Household Incomes Compared to Average Market Rents

Future rent increases for below-market income rental units are also permanently secured to ensure they remain affordable over time. The rents may only be increased by the maximum annual allowable rate published by the province under the Residential Tenancy Act, and cannot be ‘reset’ and increased by more than that rate when a new qualified moderate income renter household moves in.

Minimum 20% Below-Market Income Rental Housing

Up to 80% Market Rental Housing

1. Data from the October 2019 CMHC Rental Market Survey for buildings completed in the year 2010 or later on the Westside of Vancouver

This proposal includes 24 units that will be secured as below-market rental housing. These below-market units will have rents, vacancy control and administrative requirements that are in line with the City’s Moderate Income Rental Housing Pilot Program.

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Ways to Provide Feedback

There are several ways to provide comments to staff

Staff can receive comments throughout the rezoning process up until City Council votes to refer an application to a public hearing. Feedback directed to staff is summarized in the referral report prepared for City Council.

1. Go online at Shape Your City Vancouver https://shapeyourcity.ca/3609-3687-arbutus-st

• Submit your comments

• Ask your questions during the Virtual Open House

Note that the content is available in eight languages

2. Send an email to the rezoning [email protected]

3. Call the rezoning planner604-873-7449

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What Happens Next

Public engagement

Staff review all comments received and summarize the feedback into a referral report for City Council. Staff may provide recommendations to Council, in the form of conditions to the application, to address public concerns where feasible.

After an application is referred to a public hearing, surrounding properties and those who have selected to be contacted about the application in the future will receive a public hearing notification. At that point, all comments regarding the application are to be directed to City Council through the City Clerk’s Office for consideration at the

public hearing.

Referral and public hearing

Staff provide a referral report to City Council containing a recommendation to refer the application to a public hearing, along with a recommendation to approve or refuse the application. When the referral report is placed on a Council meeting agenda, City Council votes to refer or not refer the application to a future public hearing.

Public hearings are held to consider and decide on rezoning applications. At public hearings, City Council’s role is to listen to all concerns in order to inform their decision on a rezoning application.

Find out more:

• What happens at public hearings

• Contact City Council about public hearing agenda items

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