Proposed Rezoning1569 West 6th Ave

Presentation by Ian Adam, P.Eng., M.Sc.19-October-2010

Objectionable Issues:

1. Views – Public and Private

2. Height

3. Density

4. Privacy, Shadowing, Crowding

Burrard Slopes Guidelines

• Approved by Council• All other developments have complied

with them• This project is within the area – it

should comply as well• Guidelines survive rezoning

Burrard Slopes Guidelines

1. Views – Public and Private

• preserve scenic public views from major routes and bridges

• limit heights which can be achieved in bridge deck areas.

• minimize the disruption of significant distant views from surrounding sites

Section 2.1, 2.4 of Guidelines:

Public Views

From Fir Street/ramp sidewalk

Public Views

From Fir Street/ramp sidewalk

Private Views

From 1570 West 7th Ave

Private Views

From 1570 West 7th Ave

Private Views

From 1570 West 7th Ave

2. Guidelines: Maximum Height

“The built form should enhance the topographic bowl ...the Broadway ridge should remain more

dominant.”

Maximum Height:

• 4.3.1: The maximum height of a building shall be 9.2 m. (40 feet)

• …may permit an increase…considering:• (a) ... guidelines adopted by Council and the

relationship with nearby residential areas;• (f) the submission of any advisory group,

property owner or tenant.

Maximum Height:

• (c) a maximum height of 30.5 m. (100 ft)• (d) Mid-rise elements…over 12.2 m and under 22

m. (40 to 72 ft)• Limit heights in bridge deck areas

- Because this site is in the topographic bowl, and in the bridge deck zone, it should be limited to the mid-rise height.

- All buildings in the area have complied with these rules

Maximum Height

Nearby buildings have met the mid-rise standard.

Maximum Height

2 brand-new buildings built to the same mid-rise standard.

1680 West 4th Ave

1635 West 3rd Ave

Maximum Height

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

3. Density

• residential is a conditional use. It must meet requirements before being approved at all.

• The floor space ratio shall not exceed 1.00.

• may permit an increase up to 3.00, considering:• (a) all applicable policies and guidelines adopted by

Council• - the relationship of the development with nearby

residential areas;• (b) the height, bulk, location ... and its effect on

surrounding buildings and streets, and existing views;

Density

• may permit a heritage increase up to 10%

• So IF all conditions were met, maximum density would be 3.30

• The applicant seeks 4.96, an increase of 65% over existing.

• Why should this be granted, when the basic guidelines have not been met?

4. Privacy, shadowing, crowding

• Privacy is a crucial aspect of livability• massing guidelines ... to ensure sun access,

light, and privacy; • Shadowing of public and semi-private open

spaces should be minimized during the hours of likely use.

Guidelines:

Privacy, shadowing, crowding

Privacy, shadowing, crowding - semi-private open space would be permanently shadowed.

- Building would face a concrete wall on the property line, and a 150-foot vertical wall of windows & balconies.

- all south-side units would face 100% loss of privacy

- the building will almost never see sunlight:

Conclusions• this project would not comply with existing zoning.

• It does not comply with Council Guidelines, which survive any rezoning.

• Both public and private views are affected.

• Under established neighbourhood Guidelines, height should be 40 to 72 feet.

• the increase in height (112%) and density (65%) are not justified, based on Guidelines.

• the impacts on the neighbourhood pioneers, and on public views, are substantial.

• All other buildings in the area, both older buildings and recent additions, have complied with the Guidelines.

• Approve the previous conforming application for the site.