Rezoning Rationale

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Rezoning RationaleProject Description

Rezoning IntentThis project is a response to the Brightside ideals, namely the mandate to build and foster resilient communities for those who struggle to meet the demands of market housing.

The site is located within the Hastings-Sunrise neighbourhood east of downtown Vancouver adjacent to the Grandview-Woodland and Renfrew-Collingwood neighbourhoods. The community is anchored by the Pacific National Exhibition Fairgrounds - located at the intersection of Hastings and Renfrew - approximately 500 meters north of the subject site.

The purpose and intent of this project is to provide additional affordable rental housing for seniors, families, and people with disabilities. The project proposes replacement of an existing aging apartment building that has a total of 64 units with two new structures providing a total of 146 units, a net increase of 82 new rental housing units.

Project Description The project is comprised of 146 studio, one, two, three bedroom suites in two, 6-storey buildings, including accessible suites designed to offer flexibility for residents with mobility challenges, with public and private spaces designed to accommodate mobility aids where possible.

The project site, located at the intersection of Venables Street and Renfrew Street, exhibits a complex grading from west to east and south to north. A grade differential of nearly 7.0m from high to low currently exists. Bordering the site are several specimen trees located on city property. The trees separate the property from the street offering natural shading, privacy and character.

The concept for this project is defined by a strategic response to site constraints, by a sensitivity to the neighbouring context, and by the profound need for cost-effective and energy efficient affordable housing. The design is driven by the sloping nature of the site, suggesting creation of an L-shaped block and an I-shaped block set within pragmatic site setbacks, utilizing optimal building footprints given the context, set atop a single level of below grade parking. The L-shaped block presents its long elevation to the street, allowing creation of a south-facing sheltered courtyard atop the parkade in the centre of the site.

The perimeter site setbacks are largely driven by the slope, and by the substantial mature city trees and root protection zones on the west and north edges of the site. The east setback away from existing single family homes is maximized to create separation and ease massing transition. The building massing is characterized by a simple stacking of forms that draws inspiration from contextual buildings. A warm, textured, four storey building mass wraps the street facing elevations, providing a tactile familiarity. Stepped behind and above, a cleanly rendered six storey block is a visually lighter counterpoint.

Active amenity spaces are at ground level facing into the south courtyard from each building, providing a communal vantage point from which to visually and actively take part in the community opportunities offered both inside and out. These amenity spaces include accessible common laundry and kitchen spaces, providing opportunity to engage and to share everyday experiences, and promoting a sense of community.

Vancouver Hastings-Sunrise

Context Map - NTS

The site is situated within the Hastings-Sunrise neighbourhood east of downtown Vancouver, along Venables Street, between Renfrew Street and Rupert Street.

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Rupert Park

Clinton Park

Pacific National Exhibition

Empire Fields

Hastings Community Park

Charles Street

Venables Street

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Sir Matthew Begbie Elementary School

Our Lady of Sorrows School

Dr. AR Lord Elementary School

Vancouver Public Library

Our Lady of Sorrows Parish

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The site was previously rezoned in 1975 to CD-1 (109). The variances requested in this application involve building height, density, and parking.

FSRThe proposed variances to site density / FSR are as follows:

CD-1 (109) 0.75Proposed 2.06 Building HeightThe proposed variances to Building Height are as follows:

CD-1 (109) 13.7m Proposed East Building 21.0m (t.o. parapet) 24.1m (t.o. HRV enclosure)Proposed West Building 19.7m (t.o. parapet) 22.8m (t.o. HRV enclosure)

Vehicle ParkingPer Parking By-Law 6059, 40 parking spaces are required, however a reduction of 3 spaces to a total of 37 parking spaces is proposed.

As an affordable housing project near a major transit hub, variances to parking are sought via provision of a Traffic Demand Management Plan (TDM). Refer to Appendix C.

This reduction is supported by implementation of the following plan measures:

ACT - 05 Bicycle Maintenance Facility Provide tools and workspace

Rezoning RationaleVariance Summary

Venables Street

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Context Aerial

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SummaryThe project will offer many community benefits. These include improved interactions with the public realm along Renfrew and Venables Street, landscape and urban agriculture opportunities and connections to the community.

Most importantly, this project proposes a substantial increase in the affordable rental housing stock in the community, a critically under supplied resource.

Social Housing for Seniors and familiesThe population of the Hastings-Sunrise neighbourhood is demographically and economically diverse, with an abundance of social and community services accessible for vulnerable and newcomer populations.

Based on Canada Census information, approximately 41% of the Hastings-Sunrise population are renters, with nearly 17% in low income households. The number of seniors in the neighbourhood represents 17.5% of the population, an increase of nearly 2% in the last 5 years. This population is particularly vulnerable as there is a deficiency in housing stock appropriate to meet senior’s needs, physically and financially.

As truly affordable housing, this project represents public benefits in that it creates opportunities for residents, particularly the increasing population of seniors living in the neighbourhood, to remain in the area and age in place.

Landscape and Urban AgricultureThe project will feature exterior landscape spaces, ideally suited to urban agricultural use as well as provide sheltered yet public play space for families with young children. As is currently visible, the existing seniors building is home to a vibrant south facing courtyard, well utilized by residents. The replacement project looks to expand on this potential, maximizing opportunities in and around the site.

Low Energy DesignA distinct public benefit, the commitment and adherence to low energy design is paramount. The benefits are tangible in that they represent a reduction in carbon emissions through reducing reliance on mechanical heating and cooling. To provide this benefit, this project is committed to achieving certification to the international Passive House standard.

Rezoning RationaleCity of Vancouver Policy - Analysis and Public Benefit

Housing Vancouver Strategy The Housing Vancouver Strategy (2018 - 2027) builds upon Vancouver’s Housing and Homelessness Strategy from 2011, providing a renewed vision and policy direction with strategies and actions aimed at addressing Vancouver’s affordibility crisis. Key objectives within the strategy include;

• Shift toward Right Supply

• Action to Address Speculation Protect and Support Diversity

• Protect our Existing Affordable Housing for the Future

• Renew our Commitment to Partnerships for Affordable Housing

• Increase Supports and Protections for Renters and People who are Homeless

• Align City processes with housing targets

The document suggests various strategies aimed at addressing housing demand, identifying the right supply, strengthening partnerships, indigenous housing and wellness, preventing homelessness, retaining existing rental, and supporting renters.

Project Response The new Alice Saunders House echoes the strategies in the Housing Vancouver Report, focusing on providing affordable housing for seniors and young families in the neighbourhood and beyond. A majority of the current residents living in the existing buildings are seniors - currently the fastest-growing demographic group within the City of Vancouver. Maintaining while increasing the supply of homes for seniors addresses the immediate supply concerns as nearly 1,500 seniors are currently on the social housing wait list.

The proposed project would add approximately 146 additional rental units, increasing the supply of affordable homes within the Hastings-Sunrise community.

Green Buildings Policy for Rezoning This policy supports the Greenest City Action Plan through reducing carbon emissions in buildings. Adherence to this policy is mandatory in any project where rezoning is required.One of the two approved compliance paths involves creation of a ‘Near Zero Emission Building’ involving adherence to the international Passive House standard, a rigorous quality assured process that confirms that the building has been designed to achieve high levels of occupant comfort with very low energy consumption.

Project Response This project is to be designed and constructed to the international Passive House standard, thereby achieving a drastic reduction in emissions and energy consumption, while assuring high levels of occupant thermal comfort.The proposed project will entertain and utilize sustainable site and passive design strategies in accordance with Passive House best practices. This involves the creation of a compact building form, inclusion of a thorough solar shading strategy, and stress testing of the design to minimize overheating risks.

Key to these principles is the creation of a simple building form. While articulated massing on upper floors is a common request by city staff as a response to local context or scale, this can create challenges in creating an efficient thermal envelope. This is particularly relevant in the creation of rental, affordable housing, as additional articulation and changes in massing can also add to capital construction cost challenges.

Rental Incentive Guidelines These guidelines provide supplemental information to the rental incentives and targets adopted by Council on May 15, 2012. Incentives include parking requirement reductions and development cost levy waivers.

Targets include average maximum rents, average maximum unit sizes, and target construction costs.

Target maximum unit sizes identified are;

• studio: 42sqm (450sqft)

• one bedroom: 56sqm (600sqft)

• two bedroom: 77sqm (830sqft)

• three bedroom: 97sqm (1,044sqft)

Project ResponseThe proposed provides housing for both seniors and families within the guideline parameters. As such, a substantial reduction in parking is targeted and is reflective similar oriented developments within the city, with a preliminary approximate ratio of 0.13 spaces per unit.As noted, the proposed project will consist of four unit types; studio apartments, one, two and three-bedroom units, with each unit type at or below the maximum unit area threshold.

Brightside’s goal is to broaden the number of affordable units over the life of the building. Parking reductions, DCC waivers