vancouver.ca/rezoning

WelcomeKasian Architecture Interior Design and Planning LTD., on behalf of Oxford Properties Group, has applied to the City of Vancouver to rezone 1133 Melville Street from DD (Downtown) District to CD-1 (Comprehensive Development) District. The proposal is for a 33-storey office building with retail at grade, including:

• a maximum building height of 159.9 m (524 ft.);

• a floor area of 61,194 m2 (658,687 sq. ft.);

• a floor space ratio (FSR*) of 22.46; and

• 287 underground parking spaces.

This rezoning application is being considered under the Rezoning Policy for the Central Business District (CBD) and CBD Shoulder, General Policy for Higher Buildings and Rezoning Policy for Sustainable Large Developments.

MELVILLE STW

GEORGIA ST

ALBERNI ST

W PENDER ST

W HASTINGS ST

W CORDOVA ST

BUTE ST

JERVIS

ST

THURLOW

ST

BURRARD ST

* Floor Space Ratio (FSR) is the figure obtained when the total floor area on the site is divided by the area of the site. FSR is a measure of density.

vancouver.ca/rezoning

Rezoning Frequently Asked QuestionsQ. What is zoning?

A. Zoning regulates the use and development of property in the city through bylaws approved by City Council. Zoning is informed by Council policies, initiatives, or directions based on goals for the future of the city and its neighbourhoods.

Q. What does zoning regulate?

A. Zoning regulates the use of a site (retail, residential, office, etc.) and the characteristics of buildings on a site (height, floor area and other physical aspects of the development).

Q. Who makes a decision on rezoning?

A. City Council makes the final decision on whether to approve, modify, or refuse a rezoning application. City staff review applications and make a recommendation to City Council.

Q. How do you change zoning?

A. A property owner or developer/architect working on behalf of a property owner will make an application to rezone a site. A developer starts the process with an enquiry to the City.

Staff give the applicant advice, but no formal position is provided. After an application is received, Rezoning Centre staff seek input from various City departments, the public, and advisory groups of Council such as the Urban Design Panel, Vancouver Heritage Commission, etc.

The application is then evaluated by Planning staff, taking into consideration

the input received from the various departments, the public and advisory groups. A report is written which provides a comprehensive analysis of the application and a recommendation that it be referred to a public hearing.

Council then hears from the public and makes its decision on the application. The final step for Council is enactment of the zoning bylaw. This occurs after the applicant has fulfilled required bylaw conditions.

Q. What is the relationship between policy, zoning, and development permits?

A. • Policy sets broad goals for a community. It can also provide location and types of housing, shopping areas, neighbourhood centres, and a vision for a particular area.

• Zoning sets the use and regulations on any given parcel of land.

• A development permit grants permission for a particular development in accordance with the zoning.

Q. What are important design components in evaluating a rezoning?

A. • Height

• Access to sun

• Landscaping

• Access and circulation for pedestrians

• Ground floor uses

• Contribution to the public realm

• Building massing/form of development

vancouver.ca/rezoning

Rezoning Process

Rezoning Application

An application is formally submitted and the rezoning process begins.

Staff Analysis and Conclusions

The application is then evaluated by Planning staff, taking into

consideration the input received from the various City departments, the

public and advisory groups.

Rezoning Report and Recommendations to Council

A report is written which provides a complete analysis of the application

and a recommendation that it be referred to a public hearing and

approved or refused.

Review by Public, Staff and Advisory Groups

After an application is received, staff in the Rezoning Centre seek input from various City departments, the public, and advisory groups to the City, such as the Urban Design Panel, Vancouver Heritage Commission, etc.

Refuse

If a refusal is recommended, the applicant may appeal to City Council

directly on why the application warrants consideration at a hearing.

Council may refuse the application or refer it to a public hearing for

further consideration.

Public Hearing

A decision is made by

City Council to approve or refuse

the rezoning application.

Approve, subject to conditions Refuse

Satisfy Conditions

Enact Bylaw

Key opportunity for public input (although input can be

received throughout process, including at a Public Hearing).

WE ARE HERE

vancouver.ca/rezoning

Capital Plan:Council prioritizes the amenities and infrastructure needed around the city and makes them a part of the City’s Capital Plan, which budgets for long-term investments. This is the main source of funding for public amenity improvements.

Development Cost Levies (DCL):DCLs are charged on any new development in the city and are determined by the size of a development. These augment the capital budget. DCLs are used to pay for parks, childcare centres, non-market housing and engineering infrastructure. They are limited in how they can be spent.

Community Amenity Contributions (CAC):CACs are negotiated from rezonings, and are used to pay for a wider range of amenities and public benefits as part of the planning considerations in a rezoning.

Public BenefitsPublic benefits and amenities are key components in livable, complete communities, and improve the social and physical well-being of city residents. Public benefits include daycares, parks, community centres, libraries, cultural facilities, affordable housing and street improvements.

Public benefits are funded through three main ways:

How Public Benefit Decisions are Made:

Policy / Direction

Applicant Ideas

Public Comment

Staffmake recommendation

City Councilmakes decision

vancouver.ca/rezoning

What are the goals of the Policy?

Updated in 2013, this rezoning policy establishes policies to achieve higher sustainability standards as an essential component in the rezoning of large development sites.

What are Large Developments?Large Developments are considered to be rezoning applications that involve a land parcel or parcels having a site size of 8,000 m2 (1.98 acres) or more, or contain 45,000 m2 (484,375 sq. ft.) or more of new development floor area.

What are the Policy requirements? The policy requires submission of defined plans and studies to address the following objectives:

1. Sustainable Site Design

2. Access to Nature

3. Sustainable Food Systems

4. Green Mobility

5. Rainwater Management

6. Zero Waste Planning

7. Affordable Housing

8. Low Carbon Energy Supply

Rezoning Policy For Sustainable Large Developments

This policy requires plans and studies to achieve a higher level of sustainability in the areas of District Energy, Site Design, Transportation, Rainwater and Solid Waste Management and Housing.

vancouver.ca/rezoning

Rezoning Policy for the Central Business District (CBD) and CBD ShoulderThe intent of this rezoning policy is to provide guidance for the commercial (non-residential)intensification of the CBD and CBD Shoulder. These areas are fundamental to meeting the long-term demand for job space.

Proposals under this policy will adhere to policies and guidelines related to the Downtown Official Development Plan (DODP) and other relevant Council-approved policies, while providing additional opportunities to strengthen the commercial character of the area.

Rezoning for Non-Residential Development Rezonings for non-residential development may be considered throughout the CBD and CBD Shoulder.

REZONING APPLICATION

vancouver.ca/rezoning

Purpose

The Metro Core plan ensures that enough land for future job growth and economic activity is available. The plan found that in 2031 the Metro Core will remain the largest job concentration in Metro Vancouver, with continued and diverse job growth anticipated. Under the Metro Core policies, it is estimated an additional 3-5 million square feet of commercial floor space beyond that permitted by current zoning will need to be built to respond to the projected demand for commercial development.

Future Demand and Potential Supply of CBD Commercial Space

The projected demand between now and about 10 years from now for commercial space in the Central Business District (CBD) will exceed what can be delivered under current zoning. Therefore, Council policy supports the consideration of rezonings that increase permitted commercial densities and building heights. In the CBD, there is a prohibition on most market residential development.

Central Business District (CBD) Future Role

Council policy seeks to strengthen and enhance the CBD as the region’s premier business and cultural district by providing opportunities to increase job growth, enhance the public realm, and improve access especially with transit.

Council policy also allows the consideration of increased heights for commercial buildings beyond current height limits, but remain subject to Council’s View Protection policies (e.g. protected view cones) and urban design considerations.

Metropolitan Core Jobs & Economy Land Use Plan

vancouver.ca/rezoning

General Policy for Higher BuildingsThe intent of this policy is to mark the prominence of the Central Business District in our downtown skyline, and strategic entry points into downtown from the Burrard and Granville Bridges. The policy allows a higher building on this site up to a maximum height of 550’ .

Site

• Identifies seven sites (not affected by protected public view corridors) for development

• Considerations include architectural excellence, public amenities, on-site open space

Policy Overview

• Excellence in green building & energy performance

• Subject to special review process

• May penetrate the Queen Elizabeth Park View Corridor.