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.