West end neighbours town hall meeting
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West end neighbours town hall meeting

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  • Westerbank/Peterson has purchased the property and made a request to rezone the site to a new CD1 zone with an FSR of 7.5 – to allow for 130,000 square feet of space – 7.5 times the lot area. The Planning Department is currently processing the application, and we expect that in the next several weeks it will be presented to Council for consideration.

West end neighbours town hall meeting West end neighbours town hall meeting Presentation Transcript

  • 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.ca Town 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 HOUSING SERVICES PARKS SCHOOLS HERITAGE 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.