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Proposed Rezoning 1569 West 6 th Ave Presentation by Ian Adam, P.Eng., M.Sc. 19-October-2010 Objectionable Issues : <ul><li>1. Views – Public and Private </li></ul><ul><li>2. Height </li></ul><ul><li>3. Density </li></ul><ul><li>4. Privacy, Shadowing, Crowding </li></ul>

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Burrard Slopes Guidelines <ul><li>Approved by Council </li></ul><ul><li>All other developments have complied with them </li></ul><ul><li>This project is within the area – it should comply as well </li></ul><ul><li>Guidelines survive rezoning </li></ul>

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Burrard Slopes Guidelines

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1. Views – Public and Private <ul><li>preserve scenic public views from major routes and bridges </li></ul><ul><li>limit heights which can be achieved in bridge deck areas. </li></ul><ul><li>minimize the disruption of significant distant views from surrounding sites </li></ul>Section 2.1, 2.4 of Guidelines :

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Public Views <ul><li>From Fir Street/ramp sidewalk </li></ul>

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Public Views <ul><li>From Fir Street/ramp sidewalk </li></ul>

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Private Views <ul><li>From 1570 West 7 th Ave </li></ul>

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Private Views <ul><li>From 1570 West 7 th Ave </li></ul>

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Private Views <ul><li>From 1570 West 7 th Ave </li></ul>

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2. Guidelines: Maximum Height “ The built form should enhance the topographic bowl ...the Broadway ridge should remain more dominant.”

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Maximum Height: <ul><li>4.3.1: The maximum height of a building shall be 9.2 m. (40 feet) </li></ul><ul><li>… may permit an increase…considering: </li></ul><ul><li>(a) ... guidelines adopted by Council and the relationship with nearby residential areas; </li></ul><ul><li>(f) the submission of any advisory group, property owner or tenant. </li></ul>

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Maximum Height: <ul><li>(c) a maximum height of 30.5 m. (100 ft) </li></ul><ul><li>(d) Mid-rise elements…over 12.2 m and under 22 m. (40 to 72 ft) </li></ul><ul><li>Limit heights in bridge deck areas </li></ul><ul><li>Because this site is in the topographic bowl, and in the bridge deck zone, it should be limited to the mid-rise height. </li></ul><ul><li>All buildings in the area have complied with these rules </li></ul>

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Maximum Height <ul><li>Nearby buildings have met the mid-rise standard. </li></ul>

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Maximum Height <ul><li>2 brand-new buildings built to the same mid-rise standard. </li></ul>1680 West 4 th Ave 1635 West 3 rd Ave

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Maximum Height (f) Where development occurs beside older buildings, the massing should be organized to respect their scale.

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3. Density <ul><li>residential is a conditional use . It must meet requirements before being approved at all. </li></ul><ul><li>The floor space ratio shall not exceed 1.00. </li></ul><ul><li>may permit an increase up to 3.00, considering: </li></ul><ul><li>(a) all applicable policies and guidelines adopted by Council </li></ul><ul><li>- the relationship of the development with nearby residential areas; </li></ul><ul><li>(b) the height, bulk, location ... and its effect on surrounding buildings and streets, and existing views; </li></ul>

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Density <ul><li>may permit a heritage increase up to 10% </li></ul><ul><li>So IF all conditions were met, maximum density would be 3.30 </li></ul><ul><li>The applicant seeks 4.96, an increase of 65% over existing. </li></ul><ul><li>Why should this be granted, when the basic guidelines have not been met? </li></ul>

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4. Privacy, shadowing, crowding <ul><li>Privacy is a crucial aspect of livability </li></ul><ul><li>massing guidelines ... to ensure sun access, light, and privacy; </li></ul><ul><li>Shadowing of public and semi-private open spaces should be minimized during the hours of likely use. </li></ul>Guidelines:

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Privacy, shadowing, crowding

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Privacy, shadowing, crowding <ul><li>semi-private open space would be permanently shadowed. </li></ul><ul><li>Building would face a concrete wall on the property line, and a 150-foot vertical wall of windows & balconies. </li></ul><ul><li>all south-side units would face 100% loss of privacy </li></ul><ul><li>the building will almost never see sunlight: </li></ul>

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Conclusions <ul><li>this project would not comply with existing zoning. </li></ul><ul><li>It does not comply with Council Guidelines, which survive any rezoning. </li></ul><ul><li>Both public and private views are affected. </li></ul><ul><li>Under established neighbourhood Guidelines, height should be 40 to 72 feet. </li></ul><ul><li>the increase in height (112%) and density (65%) are not justified, based on Guidelines. </li></ul><ul><li>the impacts on the neighbourhood pioneers, and on public views, are substantial. </li></ul><ul><li>All other buildings in the area, both older buildings and recent additions, have complied with the Guidelines. </li></ul><ul><li>Approve the previous conforming application for the site. </li></ul>