POLICY REPORT DEVELOPMENT AND BUILDING · 3/11/2014 · MVHC would be delivering these public benefits by re-investing significant equity and leveraging this with mortgage financing

POLICY REPORT DEVELOPMENT AND BUILDING

Report Date: February 25, 2014 Contact: Kent Munro/Mukhtar Latif

Contact No.: 604.873.7135/604.873.6939 RTS No.: 10426 VanRIMS No.: 08-2000-20 Meeting Date: March 11, 2014 TO: Vancouver City Council

FROM: General Manager of Planning and Development Services in consultation with the Chief Housing Officer

SUBJECT: CD-1 Rezoning: (a) 706-774 West 13th Avenue and (b) 755-799 West 14th Avenue (Heather Place)

RECOMMENDATION A. THAT the application by NSDA Architects Inc., on behalf of Metro Vancouver Housing

Corporation, to rezone:

(i) 706-774 West 13th Avenue [PID: 007-043-881; Lot B, Block 438, District Lot 526, Plan 19390] (the “north lot”) from CD-1 (Comprehensive Development) District 147 to a new CD-1 District to allow for development of a seven-storey residential building and a 10-storey residential building containing a total of 163 units of social housing and at a maximum floor space ratio (FSR) of 2.84; and

(ii) 755-799 West 14th Avenue [PID: 007-043-899; Lot C, Block 438, District Lot 526, Plan 19390] (the “south lot”) from CD-1 (Comprehensive Development) District 147 to a new CD-1 District to allow for development of a five-storey residential building containing a total of 67 units of social housing at a maximum floor space ratio (FSR) of 1.60,

be referred to a Public Hearing, together with:

(iii) plans prepared by NSDA Architects, received June 12, 2013; (iv) draft CD-1 By-law provisions, generally as presented in Appendices A1 (for the

13th Avenue lot) and A2 (for the 14th Avenue lot); and

CD-1 Rezoning: (a) 706-774 W 13th Ave and (b) 755-799 W 14th Ave (Heather Place) – 10426 2

(v) the recommendation of the General Manager of Planning and Development Services to approve, subject to conditions contained in Appendices B1(for the 13th Avenue lot) and B2 (for the 14th Avenue lot);

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary CD-1 By-laws generally in accordance with Appendices A1 and A2 for consideration at the Public Hearing.

B. THAT, subject to enactment of the CD-1 By-laws, the Parking By-law be amended to

include these CD-1s and to provide parking regulations generally as set out in Appendix C; FURTHER THAT the Director of Legal Services be instructed to bring forward the amendments to the Parking By-law at the time of enactment of the CD-1 By-laws.

C. THAT, if after Public Hearing Council approves in principle this rezoning and the

Housing Agreement described in section (c) of Appendices B1 and B2, the Director of Legal Services be instructed to prepare the necessary Housing Agreement By-law for enactment prior to enactment of the CD-1 By-laws contemplated by this report, subject to such terms and conditions as may be required at the discretion of the Director of Legal Services and the Managing Director of Social Development.

D. THAT Recommendations A through C be adopted on the following conditions:

(i) THAT the passage of the above resolutions creates no legal rights for the

applicant or any other person, or obligation on the part of the City; any expenditure of funds or incurring of costs is at the risk of the person making the expenditure or incurring the cost;

(ii) THAT any approval that may be granted following the Public Hearing shall not obligate the City to enact a bylaw rezoning the property, and any costs incurred in fulfilling requirements imposed as a condition of rezoning are at the risk of Metro Vancouver Housing Corporation; and

(iii) THAT the City and all its officials, including the Approving Officer, shall not in any way be limited or directed in the exercise of their authority or discretion, regardless of when they are called upon to exercise such authority or discretion.

REPORT SUMMARY This report evaluates an application to rezone the properties at 706-774 West 13th Avenue and 725-799 West 14th Avenue, commonly referred to as “Heather Place”. The redevelopment proposed in this application, if approved, would increase the number of dwelling units at Heather Place from 86 to 230. At 706-774 West 13th Avenue, the “north lot”, two buildings of six and 10 storeys, with a total floor space ratio (FSR) of 2.84 and 163 units of social housing, are proposed. At 706-774 West 13th Avenue, the “south lot”, one building of five storeys, with an FSR of 1.60 and 67 units of social housing, is proposed. Both the north and the south lots are currently owned and managed by the regional level of government, the Metro Vancouver Housing Corporation (MVHC), which provides mixed-income rental housing throughout the Lower Mainland. The existing and the proposed Heather Place


developments are considered to be social housing -- that is, government-owned, mixed-income, with both subsidized and non-subsidized units and 100% rental tenure. The application has been made because the deteriorating physical condition of the existing 86-unit housing development necessitates replacement. The public benefits delivered on site are replacement of the existing subsidized units, and the addition of new mixed income rental housing units to address the City of Vancouver’s objective to increase the supply of affordable housing, in particular for citizens with low and moderate incomes. Through this application, MVHC would be delivering these public benefits by re-investing significant equity and leveraging this with mortgage financing to pay for the redevelopment. The report also reviews details of the proposed replacement housing and tenant relocation plan. Staff support the proposed density, form of development, the social housing and the sustainability measures, subject to design development, a housing agreement and other conditions outlined in Appendices B1 and B2. Staff are recommending that the application be referred to a Public Hearing, with the recommendation of the General Manager of Planning and Development Services to approve it, subject to the Public Hearing and subject to conditions of approval outlined in Appendices B1 and B2.

Figure 1: Site, surrounding zoning and notification area

COUNCIL AUTHORITY/PREVIOUS DECISIONS Relevant City Policies for this site include:

Affordable Housing Policy (amended 1991) High Density Housing for Families with Children Guidelines (1992) Rental Housing Stock Official Development Plan Rate of Change Guidelines for Certain RM, FM, and CD-1 Zoning Districts (2007)

NOTIFICATION AREA

City of Vancouver706 W 13th Avenue & 725 W 14th Avenue

0 50 100m NORTH

Site

CD-1

CD-1

RM-4

CD-1

CD-1

RT-2

RM-4

north lot

south lot


Metro Core Jobs & Economy Land Use Plan (2007) Green Buildings Policy for Rezoning (amended 2010) Housing and Homelessness Strategy 2012-2021 (2011) Mayor’s Task Force on Housing Affordability – Priority Action Plan (2012) Transportation 2040 (2012) Rezoning Policy for Sustainable Large Developments (amended 2013).

Figure 2: Site, surrounding zoning and existing development

(a) Tapestry, a strata-titled residential development, incorporating the former “Nurses Residence” building, consisting of six-and 10-storey buildings including a childcare centre

(b) Vancouver General Hospital (VGH) precinct open space (c) VGH Energy Centre and Plaza (d) VGH parking structure (e) VGH buildings (various) (f) Blessed Sacrament Elementary School (g) Houses owned by the Roman Catholic Archdiocese of Vancouver.


REPORT Background/Context 1. Site and Context This 8,130 m2 (87,511 sq. ft.) site is situated between 13th and 14th Avenues and Willow and Heather Streets (see Figure 1) and is known as “Heather Place”. The site includes two legal lots separated by an east-west lane. The north lot extends for the entire block of 13th Avenue between Willow and Heather Streets and is approximately 122.0 m (400.2 ft.) long and 38.1 m (125.0 ft.) deep. The south lot is approximately 91.5 m (300.2 ft.) long and 38.1 m (125.0 ft.) deep. The site is currently occupied by 13 two-storey multiple dwellings containing 86 rental housing units at a density of 0.75 FSR. The site is located in the Fairview community and is situated to the south of the Vancouver General Hospital (VGH) precinct, and, in particular, to the south of the 10-storey Tapestry building (the former VGH Nurses Residence). Other blocks surrounding the subject site contain a variety of building types ranging from multiple-conversion dwellings to four-storey and mid-rise apartment forms, most of which are strata-titled. As well, there are various VGH-related buildings and open spaces, and a school located on the southeast corner of Heather Street and 14th Avenue. Significant nearby development is shown in Figure 2. 2. Housing Policy Affordable Housing Policy (1991) This application is being considered under the Affordable Housing Policy which supports rezoning to maintain and expand affordable housing opportunities in Vancouver. It encourages the distribution of affordable housing options across Vancouver’s neighbourhoods and includes the objective to facilitate a wide range of housing forms and shelter costs to meet the housing needs of existing and future Vancouver residents of all backgrounds and lifestyles. Housing and Homelessness Strategy 2012-2021(2011) On July 29, 2011, Council endorsed the Housing and Homelessness Strategy 2012-2021 which includes strategic directions to increase the supply of affordable housing, including housing that is affordable for low- and moderate-income households. The Strategy strives to increase the variety of affordable housing options across the entire housing continuum, to improve choice and affordability for all residents within the City, and it includes specific targets for new affordable housing delivery across the housing continuum. The strategic directions are:

Increase the supply of affordable housing. Encourage a housing mix across all neighbourhoods that enhance quality of life. Provide strong leadership and support partners to enhance housing stability.

The Strategy’s associated Three-Year Action Plan 2012-2014 directs staff to support new affordable housing options in the absence of senior government programs, including the achievement of new and renewed social housing, through financial and regulatory tools that encourage a variety of housing types and tenures, to meet the needs of diverse households.


Mayor’s Task Force on Housing Affordability (2012) – Priority Action Plan The Task Force’s Plan put forward a number of recommendations including:

to increase the supply and diversity of housing to enhance the City’s and community’s capacity to deliver affordable rental and social

housing to protect the existing social and affordable rental stock to explore opportunities to renew and expand that stock to streamline and create more certainty and clarity in the regulation process, and to improve public engagement.

The City was encouraged to use tools, such as Community Amenity Contributions (CACs), Development Cost Levies (DCLs) and partnership funding from senior government and non-profit organizations. Accordingly, the City will consider a range of options to deliver the affordable housing targets set out in the 2011 Housing and Homelessness Strategy, in the most cost-effective way, including new mixed-income social housing owned and operated by a government entity. 3. Background The subject properties were zoned RT-2 as early as 1956 and were comprised of a total of 14 legal lots, most of which were developed with single-family houses. Various lots on the blocks were acquired by Vancouver General Hospital (VGH) in 1957, 1961 and 1969 with a view to future expansion of healthcare facilities. These lots were managed as rental properties until VGH sold them in the late-1970s. The properties were then subject to multiple rezoning applications, culminating in the current CD-1 (147), enacted in 1982, which resulted in consolidation and redevelopment with an 86-unit, low-rise housing project administered by the Greater Vancouver Housing Corporation (GVHC). The site is now owned by the successor to the GVHC, the Metro Vancouver Housing Corporation (MVHC), and is operated as a mixed-income (subsidized and non-subsidized) rental community. As the current buildings have deteriorated beyond the point of economical rehabilitation, and given the site’s location close to a major high-employment centre (VGH) with good access to high-frequency transit service (Broadway as well as the Canada Line), MVHC is proposing its redevelopment with a similar use but at a higher density. The application that is the subject of this report was submitted on June 12, 2013. Since that time and in response to advice from City staff and to initial public input, the application has evolved. The application is being considered under the City’s Affordable Housing Policy and, from early on in the application process, City staff set out its expectations that for any rezoning of the site, the proposal would need to include a minimum of five percent of units suited for use by persons with disabilities (up from the current 2.5%) and a minimum of 30% of the units would need to be targeted for subsidy on a long-term basis (up from the current 15%); this target is to be met within five years.


Strategic Analysis 1. Proposal The rezoning application proposes a government-owned, non-profit, mixed-income social housing development on two lots, each of which would be rezoned to its own CD-1 (Comprehensive Development) District. On the north lot, two buildings of seven and 10 storeys Buildings B and C), with a total FSR of 2.84 and 163 units of mixed-income social housing, are proposed. On the south lot, one building of five storeys (Building A), with an FSR of 1.60 and 67 units of social housing, is proposed. Combined, the two CD-1s would support a development of 230 units of mixed-income social housing in the three buildings with a total floor area of 18,585 m2 (200,051 sq. ft.). A variety of amenity areas, totalling 522 m2 (5,615 sq.ft.), are proposed as well as 115 parking stalls (including large, small, visitor, disabled and car-share spaces), three Class A loading spaces, one Class B loading space, 301 bicycle spaces and 12 scooter spaces. The site plan is illustrated in Figure 3 and the development statistics for each lot as well as for the overall site are provided in Appendix F. Construction would be phased in order to accommodate as many existing tenants as possible on site during redevelopment. In addition to the proposed social housing, the application includes a playground for shared public use located at the northeast corner of Willow Street and 14th Avenue. That open space would feature play equipment suitable for children of all ages and would be available to the broader community in addition to those living at Heather Place.

Figure 3: Site plan showing proposed development and surrounding context


As this is a 8,130 m2 (2.01 acre) site, the City’s “Rezoning Policy for Sustainable Large Developments” applies. A wide variety of features addressing the provisions of the policy have been incorporated into the design and include items such as a connection to the VGH Energy Centre (low carbon energy), sustainable food systems, green mobility measures and rainwater and zero-waste management systems. 2. Land Use The primary use of the site (multiple dwelling) is proposed to remain the same and the focus of the proposed rezoning is an increased density along with consequential changes to the overall form of development. The building form changes are discussed below in Section 4, “Density, Height and Form of Development”. Staff support the continued multiple dwelling use of this site because it is consistent with current land use patterns on the site and in the immediate neighbourhood. Also, as noted, these land uses are considered to be appropriate in a location that is close to a high-employment centre (VGH) and that is accessible to high-frequency transit service (Broadway as well as the Canada Line). 3. Tenant Relocation Plan for Existing Tenants

As noted, if Council approves this rezoning application, the 86 units now existing on the subject site would be replaced with 230 new units. Redevelopment of the site would necessitate the relocation of existing tenants and the application includes a plan to address this issue in an orderly manner. The City’s requirements for a tenant relocation plan are that it must be in line with the Residential Tenancy Act and it must meet the City’s guidelines which are outlined in the Rate of Change Guidelines (2007), and which include:

provide each tenant with two months free rent at the unit to which they re-locate; reimburse tenants for receipted moving expenses; provide a first-right-of-refusal for existing tenants to re-locate into replacement

housing units on this site or provide the opportunity for existing tenants to move to another rental unit off site or other form of agreed-upon affordable housing.

MVHC has indicated that in most cases the existing tenants would be able to remain living on site, should they so choose, given the phasing of the construction, prior to moving into their new unit once it is constructed. The Tenant Relocation Plan is a condition of this rezoning (see Appendices B1 and B2). 4. Housing Policy This application, if approved, would support and advance a number of City housing policy objectives and strategic directions including those articulated in the Affordable Housing Policy and the Housing and Homelessness Strategy. In consideration of the City’s policies to exempt DCLs and CACs for social housing projects, staff have worked with the applicant to optimize the affordability of the housing proposed. This application seeks to replace and create new social housing owned and operated by Metro Vancouver Housing Corporation (MVHC), which would include both subsidized and non-subsidized social housing units that


would be available on a month-to-month rental basis. Specifically, this application, if approved, would provide:

$12 million of equity invested by MVHC that will leverage mortgage financing to pay for the redevelopment of this social housing complex;

an expansion and preservation of long-term housing, through the replacement of 86 existing social housing units by a 230 unit mixed-income social housing complex with the commitment to reinvest any operating surpluses into enhancing affordability over time;

a Tenant Relocation Plan that provides current tenants with the opportunity to relocate into the new development;

important new affordable housing supply for families, with 51% of the units being family-sized (two- and three-bedroom units) to assist low- and moderate-income families to live in Vancouver;

a higher-than-required number of units for the disabled (five percent) to assist people with disabilities to live in Vancouver,

new mixed-income affordable rental housing in Vancouver’s Metro Core, located close to many low- and moderate-income employment opportunities.

Replacement and Increase of Social Housing – Of the 86 housing units currently at Heather Place, 26 households are subsidized (30% of the current total number of units). For the existing subsidized units, the rent for tenants ranges from the shelter rate to the BC Housing Income Limits (HILs) levels (currently $56,000/year for a three-bedroom unit). The remaining 60 existing units are at current market rents, which are reflective of the age and condition of the units. MVHC proposes that all 26 existing subsidized tenants be accommodated in the new development with their subsidy maintained. In addition, there are 26 other existing tenant households who are currently paying low end of market rents. Market rents in the new development will be higher than existing market rents because the units are brand new. In order to avoid a situation where these 26 households will have to pay more than 30% of their income in order to remain in the new development, MVHC has agreed to subsidize those households in the new development. At initial occupancy, the housing agreement will require that 23% of the units (52 of the 230 proposed units) be subsidized. The housing agreement will also commit MVHC to achieve 30% of the units to be subsidized within five years. Progress toward this target would be monitored by City staff on an annual basis. In the absence of senior government subsidies, this affordability mix contributes to the City’s housing objectives, renews and expands a social housing development and ensures the long-term financial viability of the development. The terms of the reporting requirements for the level of affordability and reinvested surpluses to create wider and deeper subsidies on site is to be secured in the Housing Agreements (see Appendices B1 and B2).


Figure 4: City of Vancouver Housing and Homelessness Strategy (2011) Targets

TARGETS1 CURRENT PROJECTS GAP

Long Term (2021)

Near Term (2014)

Approved, Committed, Under Construction and Completed

(2014 Target)

Supportive Housing Units 2,900 2,150 1,846 304

All other Non-market Housing Units 5,000 1,500 961 539

Total Non-market Housing Units 7,900 3,650 2,807 843

1. Targets are established in the 2011 City of Vancouver Housing and Homeless Strategy.

Unit Types and Family Housing — Housing for families with children is a high priority for the City, particularly in the Metro Core. As per City policy, 50% of the units in social housing are required to have two or more bedrooms and must be consistent with the City’s Guidelines for High Density Housing for Families with Children. This application meets that requirement as it includes 69 two-bedroom units and 49 three-bedroom units; overall, 51% of the total number of units proposed are suitable for families. The City’s Housing and Homelessness Strategy sets near- and long-term targets for non-market housing (see Figure 4) and this application, if approved, would result in a significant contribution to affordable housing options, particularly for families, in Vancouver (as shown in Figure 5).

Figure 5: Proposed Unit Types and Sizes at Heather Place

Unit Type Number % of Total Average Unit Size

(230)

Studio 26 11.3 % 36.8 m2 (396 sq. ft.)

One-bedroom 86 37.4 % 54.8 m2 (590 sq. ft.)

Two-bedroom 69 30.0 % 73.2 m2 (788 sq. ft.)

Three-bedroom 49 21.3 % 90.7 m2 (976 sq. ft.)

To meet the High Density Housing for Families with Children Guidelines, the applicant has also proposed a multi-purpose indoor amenity space with a range of multi-purpose rooms, gym, kitchen and accessible washrooms on the ground floor. Adjacent to this area, a common outdoor amenity patio suitable for communal dining and a toddler playground is proposed. As well, a playground for shared public use featuring play equipment suitable for a range of motor skills-developing play opportunities for children of all ages is proposed at the corner of Willow Street and 14th Avenue.


Units for the Disabled — The application proposes that five percent of the units be designed for immediate use by tenants with disabilities. This is twice the percentage required in the Vancouver Building By-law. Given the need in Vancouver for affordable housing options for those in the disability community, the benefit of this location close to medical services as well as to other neighbourhood facilities and services, and the number of subsidized rents proposed, the proposal presents an exceptional opportunity for physical and financial support for a potentially vulnerable segment of the population to reside in Vancouver. If this rezoning application is approved, the number of subsidized units, the distribution of the subsidization across unit types, the amount of family housing and the amount of disabled housing would all be secured through a Housing Agreement with the City, as described in Appendices B1 and B2. 5. Density, Height and Form of Development The Affordable Housing Policy, under which this application is being considered, supports rezoning to address the City’s social housing objectives. Density — The proposed floor area and density associated with each lot are outlined in Figure 6. The proposed floor space is intended to optimize the overall amount of rental housing, including subsidized and non-subsidized units. The amount also supports a transition from the higher density development to the north, along 12th Avenue (at approximately 2.75 FSR), to the lower densities of the RM-4 sites to the east, south and west (at approximately 1.45 FSR).

Figure 6: Proposed Floor Areas and Densities at Heather Place

706-774 West 13th Avenue

(north lot)

755-799 West 14th Avenue(south lot) Combined Site

Floor area 13,193 m2 (142,013 sq. ft.)

5,392 m2 (58,041 sq. ft.)

18,585 m2 (200,054 sq. ft.)

Floor space ratio 2.84 FSR 1.60 FSR 2.29 FSR

Dwelling units 163 67 230

Given the patterns of development in the surrounding context and the relatively large size of the Heather Place site, there is flexibility to distribute the density in ways that transition to the adjacent context and to reduce any potential impacts on adjacent development. The staff assessment concludes that the proposed additional floor area can be appropriately accommodated, subject to the design development conditions in Appendices B1 and B2.


Figure 7: Aerial perspective of proposed development from southwest over Willow and 14th

Height and Form of Development — The proposed buildings generally respond to the scale of nearby developments (see Figure 7). Building A on the south lot is proposed as a five-storey low-rise form, with a four-storey street wall expression that is intended to reflect the permitted scale of development in the RM-4 (apartment) District to the south on 14th Avenue. Building B, on the west part of the north lot, is six-storeys in height with a rooftop garden and is comparable to the six-storey multiple dwelling across the open space (VGH open space) to the north. Building C, at 13th Avenue and Heather Street, is proposed as a 10-storey form, at the same height as the historic Tapestry building (Nurses Residence) to the north. Some design development conditions are recommended to provide a better transition of scale along Heather Street, where two- and three-storey forms are more common, and to reduce shadowing onto the open space of the daycare located at the base of the Tapestry building. The heights of proposed and existing development are shown in storeys in Figure 8.


Figure 8: Heights (in storeys) of proposed and existing development in the area

Note: Building B is six storeys with an accessible rooftop garden.

Public Realm and Public Use of Amenities — Various ground-level areas are proposed to be available for the use by the public as well as by Heather Place residents. These include outdoor amenity spaces, such as the children’s play area and a 13th Avenue mid-block walkway (between Buildings B and C), as well as facilities such as a bike maintenance station and a bikeshare station. Staff are recommending that all outdoor areas of the site intended for combined use by residents and the public be secured with statutory rights-of-way. Additionally, MVHC has offered to make some of the indoor amenity areas, such as the multi-purpose room, available for use by the public on a part-time and a not-for-profit basis (e.g. charging a nominal fee covering only basic costs such as cleaning and insurance). Staff recommend that formalization of this arrangement, through a legal agreement, be included as a condition of development permit approval. One scenario meriting consideration would be an arrangement with the Douglas Park Community Centre, which is looking to expand its community kitchen program. The proposed indoor and outdoor amenity spaces are illustrated in Figure 9.


Figure 9: Indoor and outdoor amenity spaces proposed at Willow and 14th

Finally, based on an Urban Design Panel recommendation, the applicant and staff are reviewing opportunities to improve the lane experience for pedestrians and cyclists. The lane design would be further developed through the development permit application process. Urban Design Panel —The Urban Design Panel reviewed and supported the rezoning application and the proposed form of development on August 28, 2013 (see Appendix D). Staff recommend that the density, height, proposed form of development and proposed use of the public realm be approved, subject to the conditions to improve building design and other features at the development permit stage, as noted in Appendices B1 and B2. The form of development drawings are included in Appendix E and the development statistics in Appendix F. 6. Transportation and Parking Transportation — The site is located in a highly walkable community which is well served by transit and cycling facilities. It is a five-minute walk from Broadway and it is less than a 10-minute walk from the Broadway-City Hall Canada Line Station. The site is also served by bus routes on Oak Street, Broadway, 16th Avenue and Cambie Street. The Heather Street bikeway runs along the east edge of the site. Four shopping areas are within walking distance — Cambie Village, City Square Mall, Lower Cambie and Central Broadway.


The applicant submitted a transportation study with the application which staff have reviewed and accepted. Based on the study and information from other projects, staff expect that the traffic impacts of the development on the nearby street network would be manageable. Parking — The parking demands for this site are expected to be similar to secured market rental housing. Staff recommend that the secured market rental housing standard apply, which would require approximately 135 parking spaces for residents and visitors. After considering bonusing for disability stalls and the car share incentive in the Parking By-law, this would be the equivalent of 160 parking spaces. The applicant’s transportation study looked at the anticipated parking demand from the development and its impact on the streets in the neighbourhood. Staff expect that most or all of the parking spillover from the development would be contained to the site’s frontages and not affect other nearby streets. The proposed parking is incorporated in a single underground level on each lot and would be accessed from the lane. Loading — Engineering staff recommend that Class A loading be provided to accommodate smaller delivery, trades and moving vehicles. Consistent with this recommendation, the application proposes one Class A loading space for each building, located in the underground parking. Additionally, there is one Class B loading space proposed on the 13th Avenue lot (the north lot), adjacent to the lane, which meets the Parking Bylaw requirement for the site. Bicycles — Engineering staff recommend that the development meet the bicycle requirements of the Parking By-law. The application proposes 313 bicycle spaces, exceeding the requirement of 288 spaces by nine percent. As part of the Green Mobility Strategy, the proposal also includes comprehensive bike maintenance facilities. Staff recommend the parking provisions contained in Appendix C, as well as the conditions of approval in Appendices B1 and B2 which seek various technical improvements to parking layout and design. 7. Environmental Sustainability and Sustainable Large Developments The Green Building Rezoning Policy (adopted by Council on July 22, 2010) requires that rezoning applications received after January 31, 2011, achieve a minimum of LEED® Gold rating, including 63 LEED® points, with targeted points for energy performance, water efficiency and stormwater management; along with registration and application for certification of the project. The application included a preliminary LEED® scorecard, which generally conforms to the policy, indicating that the project could attain a minimum of 63 LEED® points and, therefore, would be eligible for a LEED® Gold rating. The rezoning Policy for Sustainable Large Developments (amended by Council on May 16, 2013) requires that rezoning applications meeting the large development definition address a variety of measures related to sustainable site design, access to nature, sustainable food systems, green mobility, rainwater management, zero waste planning, low carbon energy supply, and housing affordability and mix. The application included a booklet describing the proposed measures in detail. These have been reviewed by staff from the relevant City departments and are supported with conditions.


In support of the rezoning application, a Low Carbon Energy Supply Feasibility Screening Study conducted by KWL, final report dated June 5, 2013, has been submitted by the applicant and reviewed by the City. This study showed that connection of the Heather Place development to the Vancouver General Hospital (VGH) Energy Centre is a technically and economically preferred option to on-site low carbon alternatives at Heather Place. This is within the context of the VGH heat source becoming low carbon by 2017, as per rezoning conditions for the new acute care centre at Children’s and Women’s hospital (to which VGH is already connected). Metro Vancouver Housing Corporation (MVHC) and Vancouver Coastal Health (VCH) agree with the recommended approach in the submitted screening study, and VCH is interested in providing energy to MVHC so long as it is financially and technically feasible. Conditions of rezoning are provided that require connection of Heather Place to the VGH Energy Centre. Staff recommend the conditions in Appendices B1 and B2, which seek the provision of various improvements and design refinements to the sustainability measures. PUBLIC INPUT Public Notification — A rezoning information sign was installed on the site on July 10, 2013. Notification messages, application information and a comment form were provided on the City of Vancouver Rezoning Centre webpage (vancouver.ca/rezapps). On July 16, 2014 notices of the rezoning application, with an invitation to a community open house, were distributed in the nearby area. The community open house was held on July 30 with staff, the applicant team and a total of approximately 148 people in attendance. Public Response — During the course of the review process, the City received approximately 124 written responses to the rezoning application, including open house comment forms, online responses and emails. Approximately 10% of the respondents voiced support, 74% voiced non-support and 16% were unsure. Those who supported the application felt that the proposal was in an appropriate location, that it provided ‘green’ features and that it would create needed rental housing. Those who did not support the proposal, or noted specific reservations despite their support, expressed concerns, listed in order of frequency, including:

height, (particularly the 10-storey building) and the shadow impacts on the open space and daycare to the north

density, and the impact of so many new residents on facilities and services in the community

parking and traffic, (particularly the “low” amount of parking per unit) and the impact on already busy streets and street parking

housing, with comments ranging from lack of affordability through to “renoviction” and “ghettoization”

character, in terms of the overall change this would bring to the neighbourhood, and amenity, in particular the lack of public open space and other public amenities on

site. A more detailed summary of public comments on this application is provided in Appendix D.


PUBLIC BENEFITS In response to City policies that address changes in land use and density, this application, if approved, can be expected to realize intrinsic public benefits associated with the provision of replacement and additional mixed income social housing units with sizable components of both family units and disabled units. If approved, the local community will enjoy the benefits of the playground and open space proposed at the corner of Willow Street and 14th Avenue. Required Public Benefits Development Cost Levies (DCL) — This mixed income social housing proposal which replaces and adds to the existing social housing infrastructure is exempt from the application of Development Cost Levies. Public Art Program — The Public Art Program requires all newly rezoned developments having a floor area of 9,290 m² (100,000 sq. ft.) or greater to commission public art or provide cash in lieu. Although this project exceeds the floor area threshold, as a social housing development, it is exempt from the application of the Public Art Policies and Guidelines. Offered Public Benefits Community Amenity Contributions (CAC) — Within the context of the City’s Financing Growth Policy, an offer of a Community Amenity Contribution to address the impacts of rezoning can be anticipated from the owner of a rezoning site. CAC offers typically include either the provision of on-site amenities or a cash contribution towards other public benefits in the neighbourhood such as housing. As this is a social housing proposal, which replaces and adds to the existing social housing infrastructure, it satisfies CAC objectives and all public benefits are delivered on site.

Implications/Related Issues/Risk (if applicable) Financial As noted in the Public Benefits section, there are no CACs and public art contributions associated with this rezoning. Social housing is exempt from DCLs under the provisions of the Vancouver Charter and the DCL By-law. The mixed-income social housing project will be financed and owned by MVHC. CONCLUSION Staff assessment of this rezoning application has concluded that the proposed land uses, density and height are supported. The delivery of on-site public benefits, both in replacing the existing social housing and in the addition of new mixed-income social housing are made possible by the approach taken by MVHC to invest significant government equity and reinvest surpluses to enhance affordability over time. The resulting public benefits deliver significant progress towards the City’s housing objectives. Staff assessment of the application has also concluded that the proposed form of development represents an appropriate urban design response to the site and the policy context for this area.


The General Manager of Planning and Development Services recommends that the rezoning application be referred to a public hearing, together with the draft by-law provisions generally as set out in Appendices A1 and A2. Further, the General Manager of Planning and Development Services recommends that, subject to the public hearing:

(a) the application be approved in principle, subject to the applicant fulfilling the conditions of approval in Appendices B1 and B2; and

(b) the form of development, as shown in the plans in Appendix E, be approved in principle.

* * * * *

APPENDIX A1 PAGE 1 OF 4

706-774 West 13th Avenue (Heather Place - North Lot)

PROPOSED CD-1 BY-LAW PROVISIONS

Note: A By-law will be prepared generally in accordance with the provisions listed below, subject to change and refinement prior to posting.

Zoning District Plan Amendment 1.1 This By-law amends the Zoning District Plan attached as Schedule D to By-law

No. 3575, and amends or substitutes the boundaries and districts shown on it, according to the amendments, substitutions, explanatory legends, notations, and references shown on the plan marginally numbered Z-(___) attached as Schedule A to this By-law, and incorporates Schedule A into Schedule D, to By-law No. 3575.

[Schedule A, not attached to this appendix, is a map that will be prepared for the draft by-law and be posted prior to the Public Hearing.]

Sub-Areas

2.1 The lot is to consist of two sub-areas approximately as illustrated in Figure 1, solely

for the purpose of height.

Figure 1

Uses 3.1 The description of the area shown within the heavy black outline on Schedule A is

CD-1 (___). 3.2 Subject to approval by Council of the form of development, to all conditions,

guidelines and policies adopted by Council, and to the conditions set out in the By-law


or in a development permit, the only uses permitted and the only uses for which the Director of Planning or Development Permit Board will issue development permits are:

(a) Dwelling Uses, limited to Multiple Dwelling; and (b) Accessory Use customarily ancillary to any use permitted by this section.

Conditions of Use 4.1 The design and layout of at least 50 % of the dwelling units must:

(a) be suitable for family housing; (b) include two or more bedrooms; and (c) comply with Council’s “High Density Housing for Families with Children

Guidelines”. 4.2 The design and layout of at least 5% of the dwelling units must:

(a) be suitable for use by the disabled; and (b) comply with the relevant provisions of the Building By-law regarding

accommodations for people with disabilities. Floor Area and Density 5.1 The floor area for all uses must not exceed 13,193 m2 [142,013 sq. ft.]. 5.2 Computation of floor area must include all floors having a minimum ceiling height of

1.2 m, including earthen floor, both above and below ground level, measured to the extreme outer limits of the building.

5.3 Computation of floor area must exclude:

(a) open residential balconies or sundecks and any other appurtenances which, in the opinion of the Director of Planning, are similar to the foregoing, except that:

(i) the total area of all such exclusions must not exceed 12% of the

residential floor area; and (ii) the balconies must not be enclosed for the life of the building.

(b) patios and roof gardens only if the Director of Planning first approves the

design of sunroofs and walls; (c) where floors are used for off-street parking and loading, the taking on or

discharging of passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, those floors or portions thereof so used, which are at or below the base surface, except that the exclusion for a parking space must not exceed 7.3 m in length; and

(d) all residential storage space above or below base surface, except that if the residential storage space above base surface exceeds 3.7 m² for a dwelling unit


there will be no exclusion for any of the residential storage space above base surface for that unit.

5.4 Computation of floor area may exclude amenity areas, at the discretion of the

Director of Planning or Development Permit Board, except that the exclusion must not exceed the 10 % of the permitted floor area.

5.5 The use of floor area excluded under section 5.3 or 5.4 must not include any purpose

other than that which justified the exclusion. Building Height 6.1 The building height, measured above base surface, must not exceed the maximum

heights set out on the table below.

Sub-Area Maximum Building Heights

A 25.74 m [84.45 ft.]

B 33.31 m [109.29 ft.]

Horizontal Angle of Daylight 7.1 Each habitable room must have at least one window on an exterior wall of a building. 7.2 The location of each such exterior window must allow a plane or planes extending

from the window and formed by an angle of 50 degrees, or two angles with a sum of 70 degrees, to encounter no obstruction over a distance of 24.0 m.

7.3 Measurement of the plane or planes referred to in section 7.2 must be horizontally

from the centre of the bottom of each window. 7.4 If:

(a) the Director of Planning or Development Permit Board first considers all the applicable policies and guidelines adopted by Council; and

(b) the minimum distance of the unobstructed view is not less than 3.7 m;

the Director of Planning or Development Permit Board may relax the horizontal angle of daylight requirement.

7.5 An obstruction referred to in section 7.2 means:

(a) any part of the same building including permitted projections; or (b) the largest building permitted under the zoning on any site adjoining CD-1

(___).


7.6 A habitable room referred to in section 7.1 does not include:

(a) a bathroom; or (b) a kitchen whose floor area is the lesser of:

(i) 10% or less of the total floor area of the dwelling unit, or (ii) 9.3 m².

* * * * *


755-799 West 14th Avenue (Heather Place - South Lot)

PROPOSED CD-1 BY-LAW PROVISIONS

Note: A By-law will be prepared generally in accordance with the provisions listed below,

subject to change and refinement prior to posting. Zoning District Plan Amendment 1.1 This By-law amends the Zoning District Plan attached as Schedule D to By-law

No. 3575, and amends or substitutes the boundaries and districts shown on it, according to the amendments, substitutions, explanatory legends, notations, and references shown on the plan marginally numbered Z-(___) attached as Schedule A to this By-law, and incorporates Schedule A into Schedule D, to By-law No. 3575.

[Schedule A, not attached to this appendix, is a map that will be prepared for the draft by-law and be posted prior to the Public Hearing.]

Uses 2.1 The description of the area shown within the heavy black outline on Schedule A is

CD-1 (___). 2.2 Subject to approval by Council of the form of development, to all conditions,

guidelines and policies adopted by Council, and to the conditions set out in the By-law or in a development permit, the only uses permitted and the only uses for which the Director of Planning or Development Permit Board will issue development permits are:

(a) Dwelling Uses, limited to Multiple Dwelling; (b) Cultural and Recreational Uses, limited to Community Centre or Neighbourhood

House; and (c) Accessory Use customarily ancillary to any use permitted by this section.

Conditions of Use 3.1 The design and layout of at least 50 % of the dwelling units must:

(a) be suitable for family housing; (b) include two or more bedrooms; and (c) comply with Council’s “High Density Housing for Families with Children

Guidelines”. 3.2 The design and layout of at least 5% of the dwelling units must:

(a) be suitable for use by the disabled; and (b) comply with the relevant provisions of the Building By-law regarding

accommodations for people with disabilities.


Floor Area and Density 4.1 The floor area for all uses must not exceed 5,392 m2 [58,041 sq. ft.]. 4.2 Computation of floor area must include all floors having a minimum ceiling height of

1.2 m, including earthen floor, both above and below ground level, measured to the extreme outer limits of the building.

4.3 Computation of floor area must exclude:

(a) open residential balconies or sundecks and any other appurtenances which, in the opinion of the Director of Planning, are similar to the foregoing, except that:

(i) the total area of all such exclusions must not exceed 12% of the

residential floor area; and (ii) the balconies must not be enclosed for the life of the building.

(b) patios and roof gardens only if the Director of Planning first approves the

design of sunroofs and walls; (c) where floors are used for off-street parking and loading, the taking on or

discharging of passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, those floors or portions thereof so used, which are at or below the base surface, except that the exclusion for a parking space must not exceed 7.3 m in length; and

(d) all residential storage space above or below base surface, except that if the residential storage space above base surface exceeds 3.7 m² for a dwelling unit there will be no exclusion for any of the residential storage space above base surface for that unit.

4.4 Computation of floor area may exclude amenity areas, at the discretion of the

Director of Planning or Development Permit Board, except that the exclusion must not exceed the 10 % of the permitted floor area.

4.5 The use of floor area excluded under section 4.3 or 4.4 must not include any purpose

other than that which justified the exclusion. Building Height 5.1 The building height, measured above base surface, must not exceed 17.86 m [58.60

ft.]. Horizontal Angle of Daylight 6.1 Each habitable room must have at least one window on an exterior wall of a building.


6.2 The location of each such exterior window must allow a plane or planes extending

from the window and formed by an angle of 50 degrees, or two angles with a sum of 70 degrees, to encounter no obstruction over a distance of 24.0 m.

6.3 Measurement of the plane or planes referred to in section 6.2 must be horizontally

from the centre of the bottom of each window. 6.4 If:

(a) the Director of Planning or Development Permit Board first considers all the applicable policies and guidelines adopted by Council; and

(b) the minimum distance of the unobstructed view is not less than 3.7 m;

the Director of Planning or Development Permit Board may relax the horizontal angle of daylight requirement.

6.5 An obstruction referred to in section 6.2 means:

(a) any part of the same building including permitted projections; or (b) the largest building permitted under the zoning on any site adjoining CD-1

(___). 6.6 A habitable room referred to in section 6.1 does not include:

(a) a bathroom; or (b) a kitchen whose floor area is the lesser of:

(i) 10% or less of the total floor area of the dwelling unit, or (ii) 9.3 m².

* * * * *

APPENDIX B1 PAGE 1 OF 11

706-774 West 13th Avenue (Heather Place - North Lot)

DRAFT CONDITIONS OF APPROVAL

Note: Recommended approval conditions will be prepared generally in accordance with the draft conditions listed below, subject to change and refinement prior to finalization of the agenda for the Public Hearing.

CONDITIONS OF APPROVAL OF FORM OF DEVELOPMENT (a) That the proposed form of development be approved by Council in principle, generally

as prepared by Neale Staniskis Doll Adams Architects, and stamped “Received City Planning Department, June 12, 2013”, provided that the General Manager of Planning and Development Services may allow minor alterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

(b) That, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application by the General Manager of Planning and Development Services, who shall have particular regard to the following: Urban Design

1. Design development to reduce the apparent scale of Building C, facing Heather Street and the two houses to the south addressed as 2975 Heather Street.

Note to Applicant: Intent is to create a better transition from the taller building form on the north side of 13th Avenue to the scale of nearby apartment buildings. This can be accomplished by lowering the shoulder line of Building C in part or whole; by providing more substantial setbacks to upper levels, or some combination thereof. Changes of exterior finish, colour and material can be used to reinforce a lower visual scale, and consideration given to the comments of the Urban Design Panel regarding variation around the tower form. Consideration will be given to relocation of upper level massing to lower parts of the project.

2. Reduction in the shadowing during the winter months of the outdoor area to

the north that serves the childcare facility.

Note to Applicant: Proposed rooftop features that create shadowing such as greenhouses, stairways and north-facing overhangs on Building B should be relocated or substantially reduced. The depth or width of individual units may require adjustment, depending on their contribution to any incremental increase in shadowing after considering the effects of the existing landscape along 13th Avenue.

3. Design development to the proposed treatment of the City lane to achieve an

appropriate balance of improved pedestrian amenity with transportation, safety, maintenance and service requirements. (See Engineering conditions also.)


Note to Applicant: Staff support the proposed goals of improving the amenity of this space for nearby residents, and look forward to developing a sustainable design that meets the range of needs noted above.

4. Provision of high quality and durable materials with well resolved detailing.

Note to Applicant: Elevation drawings and enlarged details should be provided to develop the design that was proposed in preliminary form at the rezoning stage.

5. Consideration of locating bicycle facilities at grade.

Note to Applicant: Consider moving some or all of the proposed below-grade amenities, to be more prominent and easily accessible for users of all abilities.

Crime Prevention through Environmental Design (CPTED)

6. Design development to respond to CPTED principles, having particular regard for:

(a) theft in the underground parking; (b) residential break and enter; (c) mail theft; and (d) mischief in alcove and vandalism, such as graffiti.

Sustainability – LEED Rating

7. Identification on the plans and elevations of the built elements contributing to the buildings’ sustainability performance as required by the Green Buildings Policy for Rezonings, including at a minimum 63 points in the LEED® rating system, six optimize energy performance points, one water efficiency point, and one storm water point. At minimum, the applicant is expected to obtain 60 points, LEED Gold Certification, with the remainder connect to VGH.

Note to Applicant: Provide a LEED® checklist confirming the above and a detailed written description of how the above-noted points have been achieved with reference to specific building features in the development, and notation of the features on the plans and elevations. The checklist and description should be incorporated into the drawing set. Registration and application for certification of the project is also required under the policy.

Landscape

8. Additional requirements that address specific components of the “Rezoning Policy for Sustainable Large Developments” including, but not limited to:

(a) reduction of lawn cover (to reduce chemical use and energy inputs associated with maintenance);

(b) creation of habitat (access to nature) by adding pockets of native and adapted plants that specifically attract birds and insects;


(c) additional tree planting or contributions toward planting trees offsite; (d) financial bonding to ensure tree retention success; (e) a rainwater management plan, in whole, or in part (for example, cistern

details); (f) reduction of impervious paving; and (g) expansion of details and functioning of the urban agriculture and food

systems program.

Note to Applicant: These requirements are listed here as advanced notice of possible future conditions of development permit, subject to review by the Director of Planning. Refer to administration bulletin, “Rezoning Policy for Sustainable Large Developments”.

9. Design development to grades, retaining walls, walkways and structural design,

such as underground parking, to maximize soil volumes (exceed BCLNA Landscape Standard) to accommodate new and existing trees and plants.

Note to Applicant: Wherever possible, take advantage of natural soils and the water table by locating new trees at grade beyond the edge of the underground slab. To avoid raised planters above grade, angle the corner of the underground slab downward (1.0 m across and 1.2 m) to maximize contiguous soil volumes. Planted landscapes on slab should be designed to maximize soil depths by lowering the slab, wherever possible, or providing tree wells, if necessary.

10. Design development to maximize the retention of trees, especially near the

perimeter edge, where possible.

Note to Applicant: Pursuant to urban forest objectives, alterations to slab design or form of development may be necessary. While the proposal indicates that existing trees have been retained and integrated, there may be further comments at the development permit stage, including arborist reporting. Measures may be needed to mitigate impacts to offsite and co-owned trees. Special attention should be given to the retention of a neighbor tree (OS1). Trees or tree groupings that are owned or co-owned with the City will require coordination with Engineering Services and Park Board.

11. Design development to location of utilities.

Note to Applicant: Avoid the awkward placement of utilities (pad-mounted transformers, “Vista” junctions, underground venting) visible to the public realm. Where utilities must be located near a street or sidewalk, a secondary circulation route is the preferred location. Every effort should be made to integrate utility access into structures and behind lockable, decorative gates or screened with landscaping.

12. At time of first development permit, provision of:

(a) a detailed Landscape Plan illustrating soft and hard landscaping;


Note to Applicant: The plans should be 1/8 in.: 1 ft. scale at minimum. Where applicable, phased development should include separate landscape plans for individual buildings and adjacent open space. The Plant list should include the common and botanical name, size and quantity of all existing/ proposed plant material. Plant material should be clearly illustrated on the Landscape Plan and keyed to the Plant List. The landscape plan should include the public realm treatment (to the curb) and all existing or proposed street trees, adjoining walkways, surface materials, PMT/Vista transformers and public utilities such as lamp posts, hydro poles, fire hydrants.

(b) a “Tree Removal/Protection/Replacement Plan” in coordination with

arboricultural services, including the assessment of existing trees, retention value rating, retention feasibility, remediation recommendations, site supervision and letters of undertaking;

Note to Applicant: Given the size and complexity of the site, provide a large-scale tree plan that is separate from the landscape plan. The plan should clearly illustrate all trees to be removed and retained, including any tree protection barriers and important construction management directives drawn out of the arborist report(s). Tree replacements are likely best located on the proposed phased landscape plans.

(c) a “Construction Management Plan” outlining methods for the retention

of existing trees during construction; and

Note to Applicant: The Plan should include, but not limited to, the location of construction materials, temporary structures, utilities, site access, development phasing, neighbour impact reduction methods, to the satisfaction of Planning and Development Services staff. Special construction methods such as applying “shotcrete” to excavation walls near retained trees may be necessary and a watering program.

(d) provision of detailed cross sections (minimum 1/4" in. scale) through all

proposed common open spaces and semi-private patio areas (typical).

Note to Applicant: The sections should illustrate to scale the relationship between the underground slab, soil, tree root ball, retaining walls, steps, and part of the residential unit.

13. Application of universal design principles in the outdoor spaces, such as

wheelchair accessible walkways and site furniture.

Note to Applicant: Special consideration should be given to the ground plane, including paving materials, grade changes, benches near entrances on site and at reasonable intervals for public use along streets and shared walkways.


14. Provision of the necessary supporting infrastructure to support urban

agriculture, such as tool storage, hose bibs and potting benches at all common gardening locations.

15. Provision of high efficiency irrigation for all planted areas, including urban

agriculture areas, and hose bibs for all private patios of 9.29 m2 (100 sq. ft.).

Engineering

16. Deletion of the portions of trellises shown encroaching into the lane. 17. Clarification is required for the dashed line shown encroaching into the lane

from the southwest corner of Lot B (north lot) (A-005). This line appears to correlate with the underground parking extents. Delete any portion of structure proposed within City lane.

18. Clarification regarding estimated Peak Flow in Section 5.2 of the Sustainable

Large Development Strategy provided as part of the rezoning application. 19. Provision of a lane treatment to the satisfaction of the General Manager of

Planning and Development Services in consultation with the General Manager Engineering Services. (See Urban Design conditions also.)

20. Make arrangements to the satisfaction of the General Manager Engineering

Services for the provision of items identified in the Green Mobility Strategy submitted with the Heather Place Rezoning Transportation Assessment Study dated May 20, 2013, generally to include the following:

(a) Cycling Improvements (additional bicycle parking, bike hub rooms, bike stop station at grade, and resident bicycle-sharing program);

(b) Pedestrian Improvements (pedestrian lighting, way-finding kiosks, electric scooter storage); and

(c) Transportation Demand Management (ride-sharing, TDM co-ordinator, Multi-Modal Access Guide, car share vehicles and membership fees, ride share program, targets and monitoring).

21. Garbage room located under Building B west of the parking ramp has a single

door as access that will make this room appropriate for wheeled bins only rather than larger commercial-sized containers. If possible, this room should have double doors with a minimum 2.0 m opening.

22. Provision of heat tracing within the parking ramp where the slope of the ramp

exceeds 12.5% and it is exposed to open air. 23. Provision of a parking ramp slope not to exceed 12.5% after the first 6.1 m

(20.0 ft.) from the property line.

Note to Applicant: This will assist cyclists using the ramp.


24. Provision of on-site signage and markings to identify clearly the Class A loading

spaces.

25. Clarify passenger-loading requirements and provide any necessary loading on site.

Note to Applicant: The Transportation Study suggests on-street passenger loading. If such loading is required, it is to be provided on site.

26. Clarify garbage pick-up operations. Please provide written confirmation that a

waste hauler can access and pick up from the location shown. Note: Pick up operations should not rely on bins being stored on the street or lane for pick-up, and bins are to be returned to storage areas immediately after emptying. Each building’s garbage room should be conveniently located as close as possible to the elevator and where ease of pick-up of the containers is possible.

27. Provide for any further feasibility studies and/or technical investigations

required to confirm the economic and technical viability of the preferred approach(es) to providing low carbon energy supply to the development to the satisfaction of the General Manager of Engineering Services.

Note to Applicant: If results of the further analysis do not support the preferred system development to the satisfaction of the General Manager of Engineering Services, then a suitable low carbon alternative shall be selected from screened options and shall be implemented.

28. Implement, where feasible and approved by the General Manager of

Engineering Services, a low carbon energy supply strategy for the development which reduces greenhouse gas emissions by a minimum of 50% compared to a business as usual (or reference scenario) approach to heating and cooling.

29. Space heating and ventilation make-up air shall be provided by hydronic

systems (with heat provided via connection to the VGH Energy Centre, as per the preferred option in the Low Carbon Energy Supply Feasibility Screening Study), without electric resistance heat or distributed heat generating equipment including gas fired make-up air heaters.

30. No heat producing fireplaces are to be installed within residential suites. 31. Detailed design of the Low Carbon Energy supply strategy must be to the

satisfaction of the General Manager of Engineering Services.

Social Development

32. Submission, with each Development Permit application, of a Finalized Tenant Relocation Plan, to the satisfaction of the Managing Director of Social Development.


33. Design development of rooftop greenhouse should consider elements related to

weight bearing loads, and ability of greenhouse to withstand wind, rain and snow, with consideration of winds at roof height.

34. Design development and siting of composting should consider ways to minimize

odors and pests.

CONDITIONS OF BY-LAW ENACTMENT – NORTH LOT (c) That, prior to enactment of the CD-1 By-law, the registered owner shall on terms and

conditions satisfactory to the Director of Legal Services and to the General Manager of Planning and Development Services, the Managing Director of Social Development, the General Manager of Engineering Services and the Approving Officer, as necessary, and at the sole cost and expense of the owner/developer, make arrangements for the following:

Engineering

1. Provision of a statutory right of way to accommodate a bicycle maintenance station and associated seating at Heather Street.

2. Provision of a statutory right of way to accommodate a Public Bike Share (PBS)

Station, if not provided on Lot C (south lot).

Size: At minimum, a 19.0 m x 4.0 m sized station must be accommodated. The physical station with docked bicycles is 2.0 m wide and has a required bicycle maneuvering zone of 2.0 m for a total width of 4.0 m. The 2.0 m maneuvering space may be shared with pedestrian space. Location: The station must be located on private property while still clearly visible to the public with 24/7 public access. The preferred location is near the intersection of Willow Street and 13th Avenue or 14th Avenue, to allow easy access to the street. Surface treatment: A hard surface is required with no utility access points within 150 mm. Acceptable surfaces include CIP concrete (saw-cut or broom finished), asphalt and pavers. Other firm, paved materials are subject to approval. Grades: The surface must be leveled with a maximum cross slope of 3% and have a consistent grade (i.e. no grade transitions) along the length with a maximum slope of 5%. At minimum, spot elevations at the four corners of the station must be provided. Sun exposure: No vertical obstructions, to maximize sun exposure as station operates on solar power. Ideally the station should receive 5 hours of direct sunlight a day.


Power: Provision of an electrical service and electrical power is to be available in close proximity to the PBS station with the development responsible for the ongoing supply and cost of electricity to the PBS station

3. Provision of a statutory right of way to accommodate public pedestrian passage

through, and public use of fixed seating associated with, the mid-block walkway on Lot B (north lot).

4. If not provided by Lot C (south lot), payment to the City, prior to enactment of

the rezoning by-law, of $10,000 toward nearby transit improvements. 5. Provision of a Services Agreement to detail the on-site and off-site works and

services necessary or incidental to the servicing of the site (collectively called the “services”) such that they are designed, constructed and installed at no cost to the City and all necessary street dedications and rights of way for the services are provided. No development permit for the site will be issued until the security for the services are provided.

(a) provision of improved pedestrian amenities along Willow Street,

Heather Street, 13th Avenue and 14th Avenue adjacent the sites, including but not limited to sidewalks, boulevard strips, concrete lane crossings, raised crosswalks, curb ramps, speed hump(s), benches, drinking fountain, bike racks, pedestrian lighting and features in keeping with the city-wide greenways and bikeways standards.

(b) Provision of adequate water service to meet the fire flow demands of

the project. The current application lacks the details to determine if water main upgrading is required. Please supply project details including projected fire flow demands as determined by the applicant’s mechanical consultant to determine if water system upgrading is required. Should upgrading be necessary then arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services will be required to secure payment for the upgrading. The developer is responsible for 100% of any water system upgrading that may be required.

(c) Provision of storm sewer upgrades to serve this site and the south lot. A

new City storm sewer lateral along the lane south of 13th Avenue is required to tie into existing Metro Vancouver Trunk located on Willow Street at 100% the developer’s expense. Metro Vancouver tie-in approval is required for storm servicing.

Note to Applicant: Storm connections for Lots B and C are to connect to this new City storm sewer lateral. The estimate for the new lateral is $50,000, at the cost of the developer. Pursuant to Metro Vancouver tie-in approval, no additional storm sewer upgrades will be required.

6. Provision of all utility services to be underground from the closest existing

suitable service point. All electrical services to the site must be primary with


all electrical plant, which include but are not limited to, junction boxes, switchgear, pad mounted transformers and kiosks (including non-BC Hydro kiosks) are to be located on private property with no reliance on public property for placement of these features. There will be no reliance on secondary voltage from the existing overhead electrical network on the street right-of-way. Any alterations to the existing overhead/underground utility network to accommodate this development will require approval by the Utilities Management Branch. The applicant may be required to show details of how the site will be provided with all services being underground.

Sustainability

7. Enter into such agreements as the General Manager of Engineering Services and the Director of Legal Services determine are necessary for connection to the VGH Energy Centre in accordance with the City’s policy for low carbon neighbourhood energy, which may include but are not limited to agreements which:

(a) Require buildings within the development to connect to the VGH Energy

Centre prior to occupancy if connection is deemed available and appropriate at the time of issuance of development permit;

(b) Grant the operator of the VGH Energy Centre access to the building

mechanical system and thermal energy system-related infrastructure within the development for the purpose of enabling the VGH Energy Centre connection and operation, on such terms and conditions as may be reasonably required by the Applicant; and

(c) Provide for adequate and appropriate space within the development to

be dedicated and utilized for the VGH Energy Centre operations equipment.

Housing Agreement

8. Execute a Housing Agreement in respect of all dwelling units in the development on both sites combined:

(a) with a term of 60 years or the life of the building, whichever is longer; (b) requiring such units to be used for social housing; (c) requiring that no less than 51% of the total number of units (on the

north lot and the south lot combined) be suitable for families as per the City’s Guidelines for High Density Housing for Families with Children;

(d) requiring that no less than five percent of the total number of units (on the north lot and the south lot combined) be suitable as disabled housing as defined by the Vancouver Building By-law;

(e) containing no-separate-sales and no-stratification covenants; (f) requiring all such units to be made available for rental for a term of not

less than one month, and


(g) requiring a Tenant Relocation Plan for existing tenants that meets the

Residential Tenancy Act requirements and the City’s Rate of Change Guidelines that includes the following requirements:

(i) provide each tenant with two months free rent; (ii) reimburse tenants for receipted moving expenses; and (iii) provide a first-right-of-refusal for tenants to relocate into a

replacement rental unit on the site or the opportunity to move to another rental unit off site or other form of agreed-upon affordable housing;

(h) at initial occupancy, requiring a minimum of 23% of the units to be subsidized, with a minimum of 11.5% of the units where the maximum rents are affordable to households with an income of no more than the BC Housing Income Limits;

(i) achieving a minimum of 30% of the units where the maximum rents are affordable to households with an income of no more than the BC Housing Income Limits, within five years of project occupancy of Buildings A and B;

(j) requiring an annual review of the operating budget (including reasonable operating costs), in order to secure reinvestment of any surplus rental revenue from this development, back into deepening and/or widening the affordability of units on site, and;

(k) including such other terms and condition as the Director of Legal Services and the Managing Director of Social Development may require.

Note to Applicant: This Housing Agreement will be entered into by the City by by-law enacted pursuant to Section 595.2 of the Vancouver Charter.

Soils Agreement

9. If applicable:

(a) Submit a site profile to the Environmental Planning, Real Estate and Facilities Management (Environmental Contamination Team);

(b) As required by the Manager of Environmental Planning and the Director of Legal Services in their discretion, do all things and/or enter into such agreements deemed necessary to fulfill the requirements of Section 571(B) of the Vancouver Charter; and

(c) If required by the Manager of Environmental Planning and the Director of Legal Services in their discretion, enter into a remediation agreement for the remediation of the site and any contaminants which have migrated from the site on terms and conditions satisfactory to the Manager of Environmental Planning, the General Manager of Engineering Services and the Director of Legal Services, including a Section 219 Covenant that there will be no occupancy of any buildings or improvements on the site constructed pursuant to this rezoning until a Certificate of Compliance satisfactory to the City for the on-site and off-site contamination, issued by the Ministry of Environment, has been provided to the City.


Note: Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owners, but also as Covenants pursuant to Section 219 of the Land Title Act. The preceding agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances affecting the subject sites as is considered advisable by the Director of Legal Services, and otherwise to the satisfaction of the Director of Legal Services prior to enactment of the by-laws. The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services. The timing of all required payments, if any, shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

* * * * *


755-799 West 14th Avenue (Heather Place - South Lot)

DRAFT CONDITIONS OF APPROVAL

Note: Recommended approval conditions will be prepared generally in accordance with the draft conditions listed below, subject to change and refinement prior to finalization of the agenda for the Public Hearing.

CONDITIONS OF APPROVAL OF FORM OF DEVELOPMENT (a) That the proposed form of development be approved by Council in principle, generally

as prepared by Neale Staniskis Doll Adams Architects, and stamped “Received City Planning Department, June 12, 2013”, provided that the General Manager of Planning and Development Services may allow minor alterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

(b) That, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application by the General Manager of Planning and Development Services, who shall have particular regard to the following: Urban Design

1. Design development to the proposed treatment of the City lane to achieve an appropriate balance of improved pedestrian amenity with transportation, safety, maintenance and service requirements. (See Engineering conditions also.)

Note to Applicant: Staff support the proposed goals of improving the amenity of this space for nearby residents, and look forward to developing a sustainable design that meets the range of needs noted above.

2. Provision of high quality and durable materials with well resolved detailing.

Note to Applicant: Elevation drawings and enlarged details should be provided to develop the design that was proposed in preliminary form at the rezoning stage.

3. Consideration of locating bicycle facilities at grade.

Note to Applicant: Consider moving some or all of the proposed below-grade amenities to be more prominent and easily accessible for users of all abilities.

Crime Prevention through Environmental Design (CPTED)

4. Design development to respond to CPTED principles, having particular regards for:

(a) theft in the underground parking; (b) residential break and enter; (c) mail theft; and (d) mischief in alcove and vandalism, such as graffiti.


Sustainability – LEED Rating

5. Identification on the plans and elevations of the built elements contributing to the building’s sustainability performance as required by the Green Buildings Policy for Rezonings, including at a minimum 63 points in the LEED® rating system, six optimize energy performance points, one water efficiency point, and one storm water point. At minimum, the applicant is expected to obtain 60 points, LEED Gold Certification, with the remainder connect to VGH.

Note to Applicant: Provide a LEED® checklist confirming the above and a detailed written description of how the above-noted points have been achieved with reference to specific building features in the development, and notation of the features on the plans and elevations. The checklist and description should be incorporated into the drawing set. Registration and application for certification of the project is also required under the policy.

Landscape

6. Additional requirements that address specific components of the Rezoning Policy for Sustainable Large Developments including, but not limited to:

(a) reduction of lawn cover (to reduce chemical use and energy inputs

associated with maintenance); (b) creation of habitat (access to nature) by adding pockets of native and

adapted plants that specifically attract birds and insects; (c) additional tree planting or contributions toward planting trees offsite; (d) financial bonding to ensure tree retention success; (e) a rainwater management plan, in whole, or in part (for example, cistern

details); (f) reduction of impervious paving; and (g) expansion of details and functioning of the urban agriculture and food

systems program.

Note to Applicant: These requirements are listed here as advanced notice of possible future conditions of development permit, subject to review by the Director of Planning. Refer to administration bulletin, “Rezoning Policy for Sustainable Large Developments”.

7. Design development to grades, retaining walls, walkways and structural design,

such as underground parking, to maximize soil volumes (exceed BCLNA Landscape Standard) to accommodate new and existing trees and plants.

Note to Applicant: Wherever possible, take advantage of natural soils and the water table by locating new trees at grade beyond the edge of the underground slab. To avoid raised planters above grade, angle the corner of the underground slab downward (1.0 m across and 1.2 m) to maximize contiguous soil volumes. Planted landscapes on slab should be designed to maximize soil depths by lowering the slab, wherever possible, or providing tree wells, if necessary.


8. Design development to maximize the retention of trees, especially near the perimeter edge, where possible.

Note to Applicant: Pursuant to urban forest objectives, alterations to slab design or form of development may be necessary. While the proposal indicates that existing trees have been retained and integrated, there may be further comments at the development permit stage, including arborist reporting. Measures may be needed to mitigate impacts to offsite and co-owned trees. Special attention should be given to the retention of a neighbor tree (OS1). Trees or tree groupings that owned or co-owned with the City will require coordination with Engineering Services and Park Board.

9. Design development to location of utilities.

Note to Applicant: Avoid the awkward placement of utilities (pad mounted transformers, “Vista” junctions, underground venting) visible to the public realm. Where utilities must be located near a street or sidewalk, a secondary circulation route is the preferred location. Every effort should be made to integrate utility access into structures and behind lockable, decorative gates or screened with landscaping.

10. At time of first development permit, provision of:

(a) a detailed Landscape Plan illustrating soft and hard landscaping;

Note to Applicant: The plans should be 1/8 in.: 1 ft. scale at minimum. Where applicable, phased development should include separate landscape plans for individual buildings and adjacent open space. The Plant list should include the common and botanical name, size and quantity of all existing/ proposed plant material. Plant material should be clearly illustrated on the Landscape Plan and keyed to the Plant List. The landscape plan should include the public realm treatment (to the curb) and all existing or proposed street trees, adjoining walkways, surface materials, PMT/Vista transformers and public utilities such as lamp posts, hydro poles, fire hydrants.

(b) a “Tree Removal/Protection/Replacement Plan” in coordination with

arboricultural services, including the assessment of existing trees, retention value rating, retention feasibility, remediation recommendations, site supervision and letters of undertaking;

Note to Applicant: Given the size and complexity of the site, provide a large scale tree plan that is separate from the landscape plan. The plan should clearly illustrate all trees to be removed and retained, including any tree protection barriers and important construction management directives drawn out of the arborist report(s). Tree replacements are likely best located on the proposed phased landscape plans.


(c) a “Construction Management Plan” outlining methods for the retention

of existing trees during construction; and

Note to Applicant: The Plan should include, but not limited to, the location of construction materials, temporary structures, utilities, site access, development phasing, neighbor impact reduction methods, to the satisfaction of Planning Staff. Special construction methods such as applying “shotcrete” to excavation walls near retained trees may be necessary and a watering program.

(d) provision of detailed cross sections (minimum 1/4" inch scale) through

all proposed common open spaces and semi-private patio areas (typical).

Note to Applicant: The sections should illustrate to scale the relationship between the underground slab, soil, tree root ball, retaining walls, steps, and part of the residential unit.

11. Application of universal design principles in the outdoor spaces, such as

wheelchair accessible walkways and site furniture.

Note to Applicant: Special consideration should be given to the ground plane, including paving materials, grade changes, benches near entrances on site and at reasonable intervals for public use along streets and shared walkways.

12. Provision of the necessary supporting infrastructure to support urban

agriculture, such as tool storage, hose bibs and potting benches at all common gardening locations.

13. Provision of high efficiency irrigation for all planted areas, including urban

agriculture areas, and hose bibs for all private patios of 9.29 m2 (100 sq. ft.).

Engineering

14. Deletion of the portions of trellises shown encroaching into the lane from both lots, and the project signage shown encroaching onto City street in the southwest corner of Lot C (south lot) (A-005).

15. Clarification regarding estimated Peak Flow in Section 5.2 of the Sustainable

Large Development Strategy provided as part of the rezoning application. 16. Provision of a lane treatment to the satisfaction of the Director of Planning in

consultation with the General Manager Engineering Services. (See Urban Design conditions also.)


17. Make arrangements to the satisfaction of the General Manager Engineering

Services for the provision of items identified in the Green Mobility Strategy submitted with the Heather Place Rezoning Transportation Assessment Study dated May 20, 2013, generally to include the following:

(a) Cycling Improvements (additional bicycle parking, bike hub rooms, bike stop station at grade, and resident bicycle-sharing program);

(b) Pedestrian Improvements (pedestrian lighting, way-finding kiosks, electric scooter storage); and

(c) Transportation Demand Management (ride-sharing, TDM co-ordinator, Multi-Modal Access Guide, car share vehicles and membership fees, ride share program, targets and monitoring).

18. Provision of heat tracing within the parking ramp where the slope of the ramp

exceeds 12.5% and it is exposed to open air. 19. Provision of a parking ramp slope not to exceed 12.5% after the first 9.1 m

(20.0 ft.) from the property line.

Note to Applicant: This will assist cyclists using the ramp.

20. Provision of on-site signage and markings to identify clearly the Class A loading spaces.

21. Clarify passenger-loading requirements and provide any necessary loading on-

site.

Note to Applicant: The Transportation Study suggests on-street passenger loading. If such loading is required, it is to be provided on-site.

22. Clarify garbage pick-up operations. Please provide written confirmation that a

waste hauler can access and pick up from the location shown. Note: Pick up operations should not rely on bins being stored on the street or lane for pick-up, and bins are to be returned to storage areas immediately after emptying. Each building’s garbage room should be conveniently located as close as possible to the elevator and where ease of pick-up of the containers is possible.

23. Provide for any further feasibility studies and/or technical investigations

required to confirm the economic and technical viability of the preferred approach(es) to providing low carbon energy supply to the development to the satisfaction of the General Manager of Engineering Services.

Note to Applicant: If results of the further analysis do not support the preferred system development to the satisfaction of the General Manager of Engineering Services, then a suitable low carbon alternative shall be selected from screened options and shall be implemented.

24. Implement, where feasible and approved by the General Manager of

Engineering Services, a low carbon energy supply strategy for the development


which reduces greenhouse gas emissions by a minimum of 50% compared to a business as usual (or reference scenario) approach to heating and cooling.

25. Space heating and ventilation make-up air shall be provided by hydronic

systems (with heat provided via connection to the VGH Energy Centre, as per the preferred option in the Low Carbon Energy Supply Feasibility Screening Study), without electric resistance heat or distributed heat generating equipment including gas fired make-up air heaters.

26. No heat producing fireplaces are to be installed within residential suites. 27. Detailed design of the Low Carbon Energy supply strategy must be to the

satisfaction of the General Manager of Engineering Services.

Social Development

28. Submission, with each Development Permit application, of a Finalized Tenant Relocation Plan, to the satisfaction of the Managing Director of Social Development.

29. Design development and siting of composting should consider ways to minimize

odors and pests.

Parks - Public Use of Private Amenities

30. Provision of a Community Use Agreement, or other such instrument, with terms satisfactory to the General Manager – Park Board and Managing Director of Social Development to support public use of specified indoor amenity spaces by a Community Centre, Neighbourhood House or other such community organization, on a shared basis with the tenants of Heather Place and with appropriate compensation to MVHC to cover operating costs.

CONDITIONS OF BY-LAW ENACTMENT (c) That, prior to enactment of the CD-1 By-law, the registered owner shall on terms and

conditions satisfactory to the Director of Legal Services and to the General Manager of Planning and Development Services, the Managing Director of Social Development, the General Manager of Engineering Services and the Approving Officer, as necessary, and at the sole cost and expense of the owner/developer, make arrangements for the following:

Engineering

1. Provision of a statutory right of way to accommodate a Public Bike Share (PBS) Station, if not provided on Lot B (north lot).

Size: At minimum, a 19.0 m x 4.0 m sized station must be accommodated. The physical station with docked bicycles is 2.0 m wide and has a required bicycle


maneuvering zone of 2.0 m for a total width of 4.0 m. The 2.0 m maneuvering space may be shared with pedestrian space. Location: The station must be located on private property while still clearly visible to the public with 24/7 public access. The preferred location is near the intersection of Willow Street and 13th Avenue or 14th Avenue, to allow easy access to the street. Surface treatment: A hard surface is required with no utility access points within 150 mm. Acceptable surfaces include CIP concrete (saw-cut or broom finished), asphalt and pavers. Other firm, paved materials are subject to approval. Grades: The surface must be leveled with a maximum cross slope of 3% and have a consistent grade (i.e. no grade transitions) along the length with a maximum slope of 5%. At minimum, spot elevations at the four corners of the station must be provided. Sun exposure: No vertical obstructions, to maximize sun exposure as station operates on solar power. Ideally the station should receive 5 hours of direct sunlight a day. Power: Provision of an electrical service and electrical power is to be available in close proximity to the PBS station with the development responsible for the ongoing supply and cost of electricity to the PBS station

2. Provision of a statutory right of way to accommodate public pedestrian access

through the pathway network, and public use of the fixed seating and children’s play area, all located on the southwestern end of Lot C (south lot).

3. If not provided by Lot B (north lot), payment to the City of $10,000 toward

nearby transit improvements. 4. Provision of a Services Agreement to detail the on-site and off-site works and

services necessary or incidental to the servicing of the site (collectively called the “services”) such that they are designed, constructed and installed at no cost to the City and all necessary street dedications and rights of way for the services are provided. No development permit for the site will be issued until the security for the services are provided.

(a) Provision of improved pedestrian amenities along Willow Street,

Heather Street, 13th Avenue and 14th Avenue adjacent the site, including but not limited to sidewalks, boulevard strips, concrete lane crossings, raised crosswalks, curb ramps, speed hump(s), benches, drinking fountain, bike racks, pedestrian lighting and features in keeping with the city-wide greenways and bikeways standards.

(b) Provision of adequate water service to meet the fire flow demands of

the project. The current application lacks the details to determine if


water main upgrading is required. Please supply project details including projected fire flow demands as determined by the applicant’s mechanical consultant to determine if water system upgrading is required. Should upgrading be necessary then arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services will be required to secure payment for the upgrading. The developer is responsible for 100% of any water system upgrading that may be required.

(c) Provision of storm sewer upgrades to serve this site and the north lot. A

new City storm sewer lateral along the lane south of 13th Avenue is required to tie into existing Metro Vancouver Trunk located on Willow Street at 100% the developer’s expense. Metro Vancouver tie-in approval is required for storm servicing.

Note to Applicant: Storm connections for Lots B and C are to connect to this new City storm sewer lateral. The estimate for the new lateral is $50,000, at the cost of the developer. Pursuant to Metro Vancouver tie-in approval, no additional storm sewer upgrades will be required.

5. Provision of all utility services to be underground from the closest existing suitable

service point. All electrical services to the site must be primary with all electrical plant, which include but are not limited to, junction boxes, switchgear, pad mounted transformers and kiosks (including non-BC Hydro kiosks) are to be located on private property with no reliance on public property for placement of these features. There will be no reliance on secondary voltage from the existing overhead electrical network on the street right-of-way. Any alterations to the existing overhead/underground utility network to accommodate this development will require approval by the Utilities Management Branch. The applicant may be required to show details of how the site will be provided with all services being underground.

Sustainabilty 6. Enter into such agreements as the General Manager of Engineering Services and

the Director of Legal Services determine are necessary for connection to the VGH Energy Centre in accordance with the City’s policy for low carbon neighbourhood energy, which may include but are not limited to agreements which:

(a) Require buildings within the development to connect to the VGH Energy

Centre prior to occupancy if connection is deemed available and appropriate at the time of issuance of development permit;

(b) Grant the operator of the VGH Energy Centre access to the building

mechanical system and thermal energy system-related infrastructure within the development for the purpose of enabling the VGH Energy Centre connection and operation, on such terms and conditions as may be reasonably required by the Applicant; and


(c) Provide for adequate and appropriate space within the development to

be dedicated and utilized for the VGH Energy Centre operations equipment.

Housing Agreement

7. Execute a Housing Agreement in respect of all dwelling units in the development on both sites combined:

(a) with a term of 60 years or the life of the building, whichever is longer; (b) requiring such units to be used for social housing; (c) requiring that no less than 51% of the total number of units (on the

north lot and the south lot combined) be suitable for families as per the City’s Guidelines for High Density Housing for Families with Children;

(d) requiring that no less than five percent of the total number of units (on the north lot and the south lot combined) be suitable as disabled housing as defined by the Vancouver Building By-law;

(e) containing no-separate-sales and no-stratification covenants; (f) requiring all such units to be made available for rental for a term of not

less than one month, and (g) requiring a Tenant Relocation Plan for existing tenants that meets the

Residential Tenancy Act requirements and the City’s Rate of Change Guidelines that includes the following requirements:

(i) provide each tenant with two months free rent; (ii) reimburse tenants for receipted moving expenses; and (iii) provide a first-right-of-refusal for tenants to relocate into a

replacement rental unit on the site or the opportunity to move to another rental unit off site or other form of agreed-upon affordable housing;

(h) at initial occupancy, requiring a minimum of 23% of the units to be subsidized, and a minimum of 11.5% of the units where the maximum rents are affordable to households with an income of no more than the BC Housing Income Limits;

(i) achieving a minimum of 30% of the units where the maximum rents are affordable to households with an income of no more than the BC Housing Income Limits, within five years of occupancy of Buildings A and B;

(j) requiring an annual review of the operating budget (including reasonable operating costs), in order to secure reinvestment of any surplus rental revenue from this development, back into deepening and/or widening the affordability of units on site, and;

(k) including such other terms and condition as the Director of Legal Services and the Managing Director of Social Development may require.

Note to Applicant: This Housing Agreement will be entered into by the City by by-law enacted pursuant to Section 595.2 of the Vancouver Charter.


Soils Agreement

8. If applicable:

(a) submit a site profile to the Environmental Planning, Real Estate and Facilities Management (Environmental Contamination Team);

(b) as required by the Manager of Environmental Planning and the Director

of Legal Services in their discretion, do all things and/or enter into such agreements deemed necessary to fulfill the requirements of Section 571(B) of the Vancouver Charter; and

(c) if required by the Manager of Environmental Planning and the Director

of Legal Services in their discretion, enter into a remediation agreement for the remediation of the site and any contaminants which have migrated from the site on terms and conditions satisfactory to the Manager of Environmental Planning, the General Manager of Engineering Services and the Director of Legal Services, including a Section 219 Covenant that there will be no occupancy of any buildings or improvements on the site constructed pursuant to this rezoning until a Certificate of Compliance satisfactory to the City for the on-site and off-site contamination, issued by the Ministry of Environment, has been provided to the City.

Note: Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owners, but also as Covenants pursuant to Section 219 of the Land Title Act. The preceding agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances affecting the subject sites as is considered advisable by the Director of Legal Services, and otherwise to the satisfaction of the Director of Legal Services prior to enactment of the by-laws. The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services. The timing of all required payments, if any, shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

* * * * *

APPENDIX C PAGE 1 OF 1

706-774 West 13th Avenue and 755-799 West 14th Avenue

(Heather Place)

CONSEQUENTIAL AMENDMENTS

DRAFT AMENDMENTS TO THE PARKING BY-LAW NO. 6059 In Schedule C, add:

Address By-law No.

CD-1 No.

Parking requirements

706-774 West 13th Avenue (Heather Place – North Lot)

(_____) (_____) Parking, loading, and bicycle spaces shall be provided and maintained in accordance with the By-law except that: (a) the Secured Rental Housing standard shall

apply to Residential uses; and (b) Class A residential loading must be provided at

a minimum rate of 0.01 spaces per dwelling unit up to 300 dwelling units, and 0.008 spaces per dwelling unit in excess of 300.

755-799 West 14th Avenue (Heather Place – South Lot)

(_____) (_____) Parking, loading, and bicycle spaces shall be provided and maintained in accordance with the By-law except that: (a) the Secured Rental Housing standard shall

apply to Residential uses; and (b) Class A residential loading must be provided at

a minimum rate of 0.01 spaces per dwelling unit up to 300 dwelling units, and 0.008 spaces per dwelling unit in excess of 300.

* * * * *

APPENDIX D PAGE 1 OF 5

706-774 West 13th Avenue and 755-799 West 14th Avenue (Heather Place)

ADDITIONAL INFORMATION

1. Urban Design Panel (UDP) The UDP review this application on August 28, 2013 and it received unanimous support. August 28, 2013 UDP MINUTES Introduction: Janet Digby, Rezoning Planner, introduced the proposal for a rezoning. She mentioned that City policy under which the application will be considered is the Affordable Housing Policy and includes objectives such as maintaining and expanding housing opportunities in Vancouver for low and moderate income households. She also noted that the project will address objectives related to other applicable City policies including Rental Housing Stock ODP and Rate of Change Guidelines, Rezoning Policy for Greener Buildings and the Rezoning Policy for Sustainable Large Developments. A community open house was held on July 30th where there was neighbourhood concern regarding the project as well as some support. Sailen Black, Development Planner, further described the proposal noting that the current zoning is CD-1 while the surrounding zoning is RM-4 except for the Vancouver General Hospital to the north. Mr. Black noted that the adjacent RM-4 district is intended to permit medium density residential development, including a variety of multiple dwelling types, to encourage good design, and to achieve a number of community and social objectives through permitted increases in floor area. He also described the built context for the area, including the Willow Street Pedestrian Alignment. The proposed rezoning is intended to replace the existing wood frame rental buildings with a 5-storey building on West 14th Avenue, a 7-storey building on West 13th Avenue facing the park, and a 10-storey building at the corner for a total of 230 new rental units. Tree retention will include the notable copse of trees to the southwest. Mr. Black mentioned that the proposed form of development reflects nearby development, with significant terracing of the mass in some locations. As well he mentioned that there are some challenges including potential shadow impacts on the daycare across the street, and taller heights in the proposal compared to the existing 1 ½ to 2 storey houses across the lane. Advice from the Panel on this application was sought on the overall form of development and siting in this rezoning application in general, and in particular:

Does the Panel support the proposed setbacks (8.6 to 19.7 ft.), the height of each block (5, 7 and 10 stories), and the overall density (2.29 FSR) within this neighbourhood context?

Does the Panel have any advice for the form of development with regard to neighbourliness, including potential shadow or privacy impacts?

Considering the proposed program, siting and landscape goals, does the Panel have any preliminary advice regarding the different public realm interfaces along each of the five “edges” of the site?

Ms. Digby and Mr. Black took questions from the Panel.


Applicant’s Introductory Comments: Jerry Doll, Architect, further described the proposal and mentioned that they had not modeled all of the elements in the daycare courtyard yet. Rob Barnes, Landscape Architect, described the landscaping plans and explained that the urban forest as this is a heavily treed site and the buildings and underground parking is being designed to save as many of the trees as possible. As well another fifty trees will be added to the site. Moves have been made to accommodate both pedestrians and cyclists on the site. There are a number of areas that are semi-public use, community corners and a north-south link. There is a major space on the roof top for the residents. Building B will have green roof and an extensive urban garden on the roofs along with a greenhouse and water collection. Eesmyal Santos-Brault described the sustainability features and mentioned that the buildings respond well to their orientation in terms of shading and they are looking at thermal broken aluminum windows as well as balconies and eyebrows. In terms of the zero waste requirements they will have on site composting. As well the development will connect to a district energy system. The applicant team took questions from the Panel. Panel’s Consensus on Key Aspects Needing Improvement:

Consider improving the architectural expression of the high-rise; Design development to the lane to improve pedestrian and cyclist use; Consider moving the bike amenity to grade.

Related Commentary: The Panel supported the proposal and thought the package was very well detailed for a rezoning. The Panel supported the form of development, height, setbacks and density. They noted that the applicant had attempted to make the buildings neighbourly. They also thought that within the development the shadowing and privacy issues were not a concern as well as over the daycare space. The Panel also thought the layout of the suites was respectful of the amenity space and the 10-storey building responded well to the Tapestry across the street. A couple of Panel members thought the high-rise had the correct massing but was a little uniform in its treatment. Some Panel members wanted to see a greater rationale for the heights and the lower portion that relates to the street to make a better interface with the public realm. One Panel member mentioned that the access point from West 13th Avenue has no celebration and thought there was an opportunity to make it a mid-block access point instead. The Panel supported the retention of the trees and noted that there seems to be a lot of stairs to make the grade changes. One Panel member noted that the lane seemed to lack engagement with the buildings and that there was potential for an urban, but calm space. As well there was some concern regarding the lane that there were no gradation of elements that would encourage pedestrian movement. Another Panel member wanted to see the play


space on the corner more celebrated and more of a neighbourhood space perhaps with some benches. The Panel also thought the urban agriculture feature was a good addition. The Panel commended the applicant for the bike amenity but wondered why it was in the basement and wanted to see it at grade. Regarding sustainability, the Panel supported using waste heat from the Vancouver General Hospital for the development. One Panel member noted that the solar and shade analysis had been well done. Another Panel member encouraged the applicant to look at solar panels for the project. Applicant’s Response: Mr. Doll said they would take all the comments to heart and build on them to make for a better scheme. 2. Public Consultation Summary

Public Notification A rezoning information sign was installed on the site on 10 July, 2013. A community open house was held on Tuesday, 30 July 2013. Notification and application information, as well as an online comment form, was provided on the City of Vancouver Rezoning Centre webpage (vancouver.ca/rezapps). 30 July 2013 Community Open House A community open house was held from 5-8 pm on 30 July 2013, at the Tapestry Community Room #1. A total of 2,114 notifications were distributed within the neighbouring area on or about 16 July 2013. Staff, the applicant team, and a total of approximately 148 people attended the Open House. Public Response: Support Stats Public responses to this proposal have been submitted to the City as follows:

In response to the 30 July 2013 open house, a total of 63 comment sheets were submitted from individuals.

Support Yes No Unsure/Maybe

1. Do you support the proposed redevelopment of this site? 9 (14%) 40 (63%) 14 (22%)

Additionally, a total of 61 letters, e-mails, and online comment forms were submitted from individuals.


2. General commentary around support. 3 (5%) 52 (85%) 6 (10%)


Combined responses are tabulated below.


3. Regarding support for the proposal. 12 (10%) 92 (74%) 20 (16%)

Public Response: Commentary

Below is a summary of comments regarding the various components of the proposal gathered from the comment sheets, letters, phone calls, e-mails and on-line forms, in order of frequency: HEIGHT & DENSITY Commenters felt that the proposed buildings are too high (particularly the 10 storey component) and were more appropriate for major streets like 12th Avenue. Four to five storey heights were considered a better fit. There was concern about shading of the park and daycare to the north and a loss of views for some area residents. The density was also a concern and the commenters suggested the numbers of units should be roughly half of what is currently proposed. PARKING & TRAFFIC Concern about increased traffic and reduced safety emerged, with a fear that the parking provision was too low. One commenter proposed a residents’ lottery for underground parking spaces and that car spaces should be used for cargo bike access/storage. Another felt the proposal would encourage mode shifts away from car though use of carshare facilities. HOUSING While support for more rental or social housing existed, some commenters noted that the proposed rents were not affordable to average families. There was a hope for more 3- and 4-bedroom units, centering in on the need for new rental and affordable housing, displeasure about the ‘renoviction’ of current tenants, and concern about the potential to ‘ghettoize’ the area with too much social housing. Another commenter felt that current residents were receiving unfair special treatment and there was a separate statement that the current residents had remained well-informed. CHARACTER A lot of commenters had concerns over the proposal changing the neighbourhood character, making it noisier, less safe and overpopulated as well as creating a boxed-in or cut-off feeling. There were also worries about ‘highrise creep’. GREEN SPACE, AMENITY & PUBLIC REALM Many commenters stated that the proposal does not provide sufficient public green space; others questioned the fate of the mature trees on site. Childcare was mentioned as an amenity that should be provided and that retail would help create a ‘complete street’.


PUBLIC PROCESS A handful of comment sheets noted dissatisfaction with the applicant team, feeling they were unengaged and at times threatening. There was also some cynicism that consultation would not bring meaningful results and the proposal would set a new, unwanted precedent for height in the area. There was a question of who Metro Vancouver represents and a voice noting that the neighbourhood is consistently disrespected by the City. MISCELLANEOUS Supportive of the green features Curious to know about community amenity space on the site Suggestion to include more public seating The site location was viewed as appropriate given its transit and hospital access Some worry emerged about space in local schools for more students Desire to view more of the policy in support of rezoning Worries about increased noise both during construction and after, from new residents Perception of lost property value for homeowners. Note: This summary includes comments submitted up to December 1st, 2013.

APPENDIX E PAGE 1 OF 9


FORM OF DEVELOPMENT

Aerial perspective from southwest over Willow & 14th


Ground Floor Plan








APPENDIX F PAGE 1 OF 1


PUBLIC BENEFITS SUMMARY

Project Summary:

A mixed-income development with 230 units of social housing in three buildings ranging in height from 5 to 10 storeys.

Public Benefit Summary:

230 social housing units.

Current Zoning Proposed Zoning

Zoning District CD-1 CD-1

FSR (site area = 9,000 sq. ft.) 87,510 sq. ft. 87,510 sq. ft.

Buildable Floor Space (sq. ft.) 65,632.5 sq. ft. 200,054 sq. ft.

Land Use Residential Residential

Public Benefit Statistics Value if built under Current Zoning ($)

Value if built under Proposed Zoning ($)

Req

uire

d* DCL (City-wide) ($12.67/sq. ft.)

DCL (Area Specific)

Public Art ($1.81/sq. ft.)

20% Social Housing

Off

ered

(Com

mun

ity

Am

enit

y Con

trib

utio

n)

Heritage

Childcare Facilities

N/A

Cultural Facilities

Green Transportation/Public Realm

Housing (e.g. supportive, seniors)

Parks and Public Spaces

Social/Community Facilities

Unallocated

Other

TOTAL VALUE OF PUBLIC BENEFITS $0 $0

Other Benefits (non-market and/or STIR components):

163 units of social housing at 706-774 West 13th Avenue and 67 units of social housing at 706-774 West 13th Avenue, increasing

the number of dwelling units on the sites by 144 units.

* DCLs, Public Art and Social Housing may have exemptions and/or minimum thresholds for qualification. For the City-wide DCL, revenues are allocated into the following public benefit categories: Parks (41%); Replacement Housing (32%); Transportation (22%); and Childcare (5%). Revenue allocations differ for each of the Area Specific DCL Districts.

APPENDIX G PAGE 1 OF 3


APPLICANT, PROPERTY AND DEVELOPMENT PROPOSAL INFORMATION*

APPLICANT AND PROPERTY INFORMATION

Street Address 706‐774 West 13th Avenue (north lot) and 755‐799 West 14th Avenue (south lot)

Legal Description Lot B, Block 438, District Lot 526, Group 1, Plan 19390, PIDs: 007‐043‐881

Lot C, Block 438, District Lot 526, Group 1, Plan 19390, PIDs: 007‐043‐899

Applicant/Architect Neale Staniskis Doll Adams Architects

Property Owner Metro Vancouver Housing Corporation

DEVELOPMENT STATISTICS – NORTH LOT – 706‐774 West 13th Avenue

PERMITTED DEVELOPMENT

(per existing zoning)

PROPOSED DEVELOPMENT

(per application)

RECOMMENDED DEVELOPMENT

(if different)

Site Area 4,650 m2 (50,052 sq. ft.) 4,650 m2 (50,052 sq. ft.)

Zoning CD‐1 CD‐1

Uses Residential Residential

FSR 0.75 2.84

Floor Area 3,488 m2 (37,539 sq.ft.) 13,193 m2 (142,013 sq.ft.)

Maximum Height 9.1 m (30 ft.) 33.31 m (109.29 ft.) (per Bldg C)

Dwelling Units (DU)

# of Bedrooms # of Units

0 16

1 65

2 46

3 36

Total 163

Type # %

Disabled 8 5

Family 82 50

Minimum 5% disabled units.

Minimum 51% family housing units (2+ bedroom)

Parking Spaces (after deductions)

A minimum of one off‐street parking space shall be provided for each dwelling unit.

Residential * 81

Visitor 12

* incl. car‐share and disabled

Per provisions of the Parking By‐law except that the Secured Market Rental Housing provisions would apply.

Loading Spaces n/a Class A 2

Class B 1

Bicycle Spaces n/a Class A 208





(per application)


(if different)

Class B 6

DEVELOPMENT STATISTICS – SOUTH LOT – 755‐799 West 14th Avenue




(per application)


(if different)




FSR 0.75 1.6


Maximum Height 9.1 m (30 ft.) 17.86 m (58.60 ft.)

Dwelling Units (DU)


0 10

1 21

2 23

3 13

Total 67

Type # %

Disabled 4 5

Family 36 54





Residential * 34

Visitor 5




Class B 0


Class B 3


DEVELOPMENT STATISTICS – COMBINED FOR BOTH SITES




(per application)


(if different)




FSR 0.75 2.29


Maximum Height 9.1 m (30 ft.) 33.31 m (109.29 ft.) (per Bldg C)

Dwelling Units (DU)

Type # %

Disabled 4 5

Family 80 93


0 26

1 86

2 69

3 49

Total 230

Type # %

Disabled 12 5

Family 118 51





Residential * 115

Visitor 17




Class B 1


Class B 9

Documents

POLICY REPORT DEVELOPMENT AND BUILDING · 3/11/2014 · MVHC would be delivering these public benefits by re-investing significant equity and leveraging this with mortgage financing