Public Hearing Feb 24: Details on rezonings at Marine Gardens, 450 Gore, 1090 W. Pender, 408 W. King Edward, 2095 W. 43rd, 5080 Quebec, 1600 W. 6th

Affordable Housing at Marine Gardens(IMPORTANT UPDATE: Due to the large number of speakers registered for Item 1 (Marine Gardens), Council will consider Items 2 to 7 on Thursday, February 26, 2015; beginning at 6 pm. Agenda here.)

The Public Hearing starting 6 pm on Tuesday, February 24, has a heavy agenda. Initial documents are available on the City website as of today (Feb 19). No correspondence from citizens has been posted yet. We copy the current official agenda below, and provide links to related coverage on CityHallWatch and elsewhere. Citizens, time to participate! (Time permitting, we will update this page with further details and links. Additional info/corrections are welcome.) One thing we have learned from the New Yaletown v. City of Vancouver lawsuit is that citizens should explicitly ask Council if any agreements have already been made between the City and the proponent that may fetter the Council’s decision.

Agenda: http://former.vancouver.ca/ctyclerk/cclerk/20150224/phea20150224ag.htm

Residential units proposed in rezonings #1-7 on 24-Feb-2015Detailed information on each application should be available on the City website, Rezoning Centre web page:
http://former.vancouver.ca/commsvcs/planning/rezoning/applications/

PUBLIC HEARING – AGENDA
Tuesday, February 24, 2015, 6:00 pm startMarine Gardens Context
Council Chamber: Third Floor, City Hall
[Please go directly to the City website for the PDF documents.]

1. REZONING: 445 Southwest Marine Drive (Marine Gardens)

Summary and Recommendation PDF
Policy Report dated January 27, 2015 PDF
Draft By-law – Zoning and Development PDF

This application is to change the CD-1 (71) By-law to include market residential (388,000 sq. ft.), rental residential (63,000 sq. ft.) and daycare uses (5,200 sq. ft.):

  • 514 market residential units in two towers: one at 27 storeys (235 ft.), with a 7 storey podium, and one at 21 storeys (185 ft.), with a 6 storey podium;
  • 70 market rental units and a 37 space daycare in a 6.5 storey mid-rise;
  • 411 underground parking spaces; and,
  • an FSR (floor space ratio) of 4.27

Previous coverage on CityHallWatch

Architect: GBL Architects Inc. (www.gblarchitects.com/)
Proponent: Concord Pacific (See our prior article about this corporate citizen: Concord Pacific: Corporate social responsibility, integrity and governance)

2. REZONING: 450 Gore Avenue

Summary and Recommendation PDF
Policy Report dated January 26, 2015 PDF
Draft By-law – Zoning and Development PDF
Draft By-law – Sign PDF

CityHallWatch comment: This rezoning references the recently passed Downtown Eastside Local Area Plan. The proposal is for a 6-storey residential building with a proposed height of 21 m (69 ft.) and a floor space ratio (FSR) of 4.50. The proposal includes 65 rental housing units and commercial uses at grade. Since the open house in June 2014, the proposal was modified to decrease the number of units from 81 to 65, decrease the floor space ratio (FSR) from 5.16 to 4.50, and introduce 10 micro-dwelling units in accordance with the Micro Dwelling Policies and Guidelines. It appears this was originally going to be under Rental 100 (developer incentive program) with 81 units, but now the explanation says only “rental,” so this needs to be confirmed.

The essence of the rezoning request is this:

Permitted Requested
Height 2.5 storeys
(10.7 meters)
6 storeys
(21.26 meters)
Floor space ratio 0.6 FSR 4.5 FSR

The public needs to ask if it is getting a good deal in return for our elected officials giving the proponent an increase in their asset value by the rezoning.

Architect: Gair Williamson Architects
Proponent/owner: GMC (450 Gore) Properties Inc, which appears to be a subsidiary of GMC Projects Inc. (gmcprojects.com, CEO Lorne Milne, President Jordan Milne), which appears to be property asset management and development firm that “partners with investors that desire to achieve superior returns on real estate.”

3. REZONING: 1070 and 1090 West Pender Street1090 West Pender location, Vanmap

Summary and Recommendation PDF
Policy Report dated January 22, 2015 PDF
Draft By-law – Zoning and Development PDF
Draft By-law – Sign PDF

This is an application to rezone 1090 West Pender Street from DD (Downtown) District to CD-1 (Comprehensive Development) District, for a 31-storey building with:

  • 52,430 m² (564,349 sq. ft.) of office space with retail and service uses on the lower two levels;
  • 486 underground parking spaces;
  • a floor space ratio (FSR) of 18; and
  • a height of 122.8 m (403 ft.)

CityHallWatch coverage:

Architect: Musson Cattell Mackey Partnership (www.mcmparchitects.com)
Proponent: Bentall Kennedy, a regular contributor to Vision Vancouver (in both 2011 and 2014).

4. REZONING: 408-488 West King Edward Avenue

Summary and Recommendation PDF
Policy Report dated January 26, 2015 PDF
Draft By-law – Zoning and Development PDF

This application is to rezone the site from RS-1 (One-family Dwelling) District to CD-1 (Comprehensive Development) District, to develop 135 units of housing for seniors with a range of care requirements. The development would consist of one 6-storey and two 4-storey buildings. This rezoning application is being considered under the Cambie Corridor Plan. The proposal includes:

  • 47 strata independent and assisted living units;
  • 56 rental independent and assisted living units;
  • 32 community care units (licensed complex care);
  • a floor space ratio (FSR) of 2.27 of which 1.99 is above grade; and
  • 57 underground parking spaces.

Archtect:  Norr Architects Planners
Proponent: Care Pacific (The Gardens at Villa Royale) Inc.

5. REZONING: 2095 West 43rd Avenue

Summary and Recommendation PDF
Policy Report dated January 26, 2015 PDF
Draft By-law – Zoning and Development PDF
Draft By-law – Sign PDF

This is an application to rezone from RM-3A (Multiple Dwelling) District to CD-1 (Comprehensive Development) District, for a 4-storey mixed-use building that includes:

  • 17 residential units;
  • a building height of 14.6 m (47.7 ft.);
  • a floor space ratio (FSR) of 2.30;
  • commercial uses at grade; and
  • 27 underground parking spaces

Architect: Rositch Hemphill Architects
Proponent:  0964707 B.C. Ltd. (Bogner Development Group) (www.bogner.ca, a “boutique-sized developer” founded by Leon Bogner)

6. REZONING: 5080, 5060, 5040 and 5030 Quebec Street

Summary and Recommendation PDF
Policy Report dated January 20, 2015 PDF
Draft By-law – Zoning and Development PDF

This project is for rezoning from RS-1 (One-Family Dwelling) to CD-1 (Comprehensive Development) District, to

  • increase the floor space ratio (FSR) from 0.7 to 2.3 FSR
  • increase the height from 9.5 m (35 ft.) to 18.9 m (62 ft.)
  • to permit the development of a five storey residential building containing a total of 38 dwelling units.

Comments: This proposal falls under the recently approved Little Mountain Adjacent Area rezoning policy. (See comments by Riley Park Neighbour on this proposal.)  On a previous CityHallWatch post, we received this comment from “Riley Park Neighbour”:  The proposed FSR for 5037-5087 Main Street is 10% higher than the allowable FSR listed in the “Little Mountain Adjacent Area Rezoning Policy”. The net result is a building that is approximately 3300 square feet larger than allowed. More importantly, as the first project in the “LM Adjacent Area”, it could set a precedent for the remaining properties in the little mountain adjacent zoning area. I believe that the proposed increase in FSR will have a negative impact on adjacent residential areas, and the public realm along Main Street. 

Architect:  Taylor Kurtz Architecture + Design Inc.
Proponent: BOFFO Homes (Main Street) Inc. (www.boffo.ca)

7. REZONING: 1600, 1600A and 1620 West 6th Avenue

Summary and Recommendation PDF
Policy Report dated January 23, 2015 PDF
Draft By-law – Zoning and Development PDF

This application is to rezone the site from C-3A (Commercial) District to CD-1 (Comprehensive Development) District for a 12-storey residential building. This is a revised concurrent rezoning and development permit application [i.e., fast-tracking under the Secured Market Rental Housing (Rental 100) Program]. The proposal includes:

  • 99 secured market rental units (down from 101);
  • an average maximum building height of 31.4 m (103 ft.);
  • residential floor space of approximately 7 315 m² (78,725 sq. ft.) (up from 7 231 m²);
  • a net floor space ratio (FSR) of 4.37 (up from 4.32); and
  • 107 underground parking spaces (down from 112). .

Architect: W.T. Leung Architects, Inc.
Proponent: Austerville Properties Limited (This company is a bit of an enigma. There has been some media coverage, but the firm appears to have no website, and a quick search turns up no information about ownership or nature of this company.) On a quick Google search (directing us back to CityHallWatch, of all places!) we see that the firm donated $2,500 to Vision Vancouver in 2008. So this is an example of an opaque company known to have made political donations. But the public has no easy way of knowing who is behind it, and no easy way of confirming whether the company or its principles or agents have made political donations.

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PLEASE NOTE:
If you would like to speak at the Public Hearing, please call 604.829.4238 or email publichearing@vancouver.ca. Alternatively, you can register on the day of the meeting. For more information on Public Hearings, please visit vancouver.ca/publichearings.
You can also communicate your comments to City Council by emailing mayorandcouncil@vancouver.ca.
Visit http://vancouver.ca/speaker-wait-times or @VanCityClerk on Twitter for real-time information on the progress of City Council meetings.
A live video stream of the meeting will be available at http://civic.neulion.com/cityofvancouver/. An archive of the video stream will be available the day following the meeting.
Printable Agenda PDF

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