It is important to give praise where praise is due. A neighbourhood watchdog has done just that for a rezoning process and public hearing conducted at Vancouver City Hall on October 18, 2016:
“On rare occasions in Vancouver, at a public hearing for a proposed new development, local area residents may discover that expressed concerns have been both heard and addressed. On 18 October 2016, the rezoning of 2395-2469 Kingsway met with such a happy outcome….This is an example of how the development and public hearing process is supposed to work.”
Below, with permission, we copy the text of a post entitled “Exemplary” by “Eye on Norquay” regarding the rezoning for a 12-storey tower on a two-part podium of 4 storeys, for applicant Ankenman Marchand Architects. We follow that with links to the public hearing documents and the rezoning web page.
We note that the public hearing received only two letters on this application, both of which were in support. It seems there was no controversy. Perhaps this case is evidence that a community can welcome development if all the players are responsive to concerns (including City staff and applicant) and the application is consistent with a proper neighbourhood plan.
Exemplary: Residents Concerns Are Heard
On rare occasions in Vancouver, at a public hearing for a proposed new development, local area residents may discover that expressed concerns have been both heard and addressed. On 18 October 2016, the rezoning of 2395-2469 Kingsway met with such a happy outcome.
This site has been identified under the Norquay Plan as one of three locations along Kingsway — in very long blocks along the north side — where new development is supposed to provide pedestrian connection to the street that runs parallel. The rezoning application presented a 12-storey tower built on a two-part podium of 4 storeys, with a connecting bridge at an upper level.
In general, the form of development respected the Norquay Plan. But a letter to Council from residents detailed four concerns:
(1) That more brick be used on the exterior of the buildings.
(2) That the width of the pedestrian connection be increased from 20 feet to 40 feet.
(3) That conditions for landscaping and furniture and maintenance be explicitly specified.
(4) That the “bridge” overhanging the pedestrian connection be removed, with a second elevator provided for the smaller building.
Council members raised all of these concerns at the public hearing. Planning staff responded that the first three items had already been addressed or were in the process of being dealt with. And the applicant affirmed that the bridge would be removed and a second elevator installed in the smaller building.
This is an example of how the development and public hearing process is supposed to work.
The video recording of the public hearing can be seen at
Public hearing web page:
4. REZONING: 2395-2469 Kingsway Video Clip of this Item
|October 17, 2016||
|October 18, 2016
(received before 4 pm)
From rezoning web page:
Rezoning Application – 2395-2469 Kingsway
The City of Vancouver has received an application to rezone 2395-2469 Kingsway from C-2 (Commercial) District and RT-2 (Two-Family Dwelling) District to CD-1 (Comprehensive Development) District. The proposal is for a 12-storey building and a 4-storey building, including:
- 126 residential units;
- commercial space at grade;
- a building height of 38.1 m (125 ft.);
- a floor space ratio (FSR) of 3.8; and
- 165 underground parking spaces.
This application is being considered under the Norquay Village Neighbourhood Centre Plan.
A community open house was held on Wednesday, November 4, 2015 with the applicant team and City staff available to answer questions.
This application has been approved by Council at Public Hearing on October 18, 2016.
Application (June 30, 2015)
- Project Statistics (3.25mb) – revised
- Site Plan (292kb)
- Context Plan (1.94mb)
- Streetscapes (701kb)
- Parking Plans (321kb) – revised
- Floor and Roof Plans (3.26mb)
- Building Elevations (2.64mb)
- Building Sections (328kb) – revised
- Perspectives (2.86mb)
- Shadow Studies (1.96mb)
- Landscape Plan (5.02mb)
- Notice of Rezoning Application and Community Open House – Date Correction (144kb)
- Notice of Rezoning Application and Community Open House (136kb)
Advisory Group and Community Meetings
- Urban Design Panel: November 18, 2015 – Evaluation: Support (7-1)
- Community Open House: November 4, 2015
- C-2 (Commercial) District Schedule (97kb)
- RT-2 (Two-Family Dwelling) District Schedule (40kb)
- Norquay Village Neighbourhood Centre Plan (7.03mb)
To view additional plans please make an appointment with the rezoning planner.
City Contact: Joyce Uyesugi, Rezoning Planner, firstname.lastname@example.org, 604.873.7981
Applicant Contact: Dimitar Bojadziev, Ankenman Marchand Architects, email@example.com, 604.872.2595