West end neighbours town hall meeting

WEST END NEIGHBOURS "TOWN HALL MEETING"A forum to discuss impending rezoning proposals and how they affect us and our neighbourhood -- an opportunity to shape our future.

www.westendneighbours.caTown Hall Meeting, Coast Plaza Hotel, Comox Street, April 22, 2010

Zoning and Community Planning in the West End

• General overview about planning, policy, zoning

• Review the current community plan framework in the West End

• Review the merit of a consultative planning process

• Review the purpose of zoning

• Explore the details of zoning at 1401 Comox Street.

• Suggest the need to “Refresh the Plan”

Land Use Regulation

• Typical Land Use Regulation includes a community plan and a zoning schedule.

• Community Plans outline the longer term future of the community

• Zoning provides the “rules” for the use of a specific property

Community Plan:

Broader vision

Longer Term TRANSIT

HOUSINGSERVICES PARKS

SCHOOLSHERITAGE

ENVIRONMENT

CHARACTER

• Last comprehensive planning process in the West End took place between 1985 & 1987

• Zoning changes followed in 1989

• Plan allowed the community to determine what is distinctive about the West End

“West End Policy Plan.”

Sample Conclusions:

• Preserve the centre of the West End for lower Densities

• “Link” diverse building types by a system of landscaped “yards”

• Who knew that the middle of the West End is called “Nelson Slopes”?

• Implementation of this plan is in evidence in the West End of today – it helped preserve the centre of the West End as a lower-density area.

Zoning and Community Planning in the West End

Old Plan…

Throw it out?

Our Challenge:

• There is no current “Framework” to consider zoning changes in the West End

Response?

• The City can “update” or “refresh” the planning policy for the West End to provide an “interim solution”

• Would need to include consultation with the community to establish what is still valued, and what needs have changed.

What is the Purpose of Zoning?

• Zoning is used by local governments to define permitted uses of land based on the idea of separating different types of land uses from each other

• Zoning may regulate density, building height, lot coverage, and similar characteristics, or some combination of these

• What is this strange phrase: “Floor Space Ratio” or FSR?

• FSR is a measure of density.

• Generally defined as: “the ratio of the total floor area of buildings relative to the size of the lot on which these buildings sit”

Zoning and Community Planning in the West End

A Floor Space Ratio of 1.0

• The 1987 Plan included the adoption of a new zoning schedule for the West End

Zoning in the West End

What about Height?

• Isn’t it really just the height of new buildings that should be of concern?

• The West End’s RM5 Zones generally set a height limit of 60 feet, or 6 storeys.

• The zones include an opportunity for a “conditional” increase in height, to 190 feet or 19 storeys, where the relationship to neighbouring buildings might be improved.

BUT!

• Remember the Plasticene?

• Just because a conditional height increase is granted to 190 feet or 19 storeys, doesn’t mean there is an increase in the total permitted floor area.

• The total floor area – the FSR – remains the same, and the building get’s taller and skinnier

Case Study: STIR Rezoning Proposal at

1401 Comox Street

Changing this:

Existing permitted

FSR of 1.5

Zoning and Community Planning in the West End

To this:

Proposed FSR of

7.5

• The existing development rights are for 1.5 FSR with 26,000 square feet of floor area

• The rezoning proposal is for a new CD Zone with approximately 130,000 square feet of floor area at an FSR of 7.5

• Is this the future view from the Broughton Street sidewalk?

• Or is it something else?

• Think about your community and what makes it special.

• Will those unique aspects be damaged by change that is not carefully managed?

• Is the Broughton Street mini-park a better place in sun, or in shadow…

Zoning and Community Planning in the West End

• “Slow down" and set some reasonable parameters for new development in the West End

• Work to find solutions that will address needs in the community while still protecting livability & character.