WEST END NEIGHBOURS  "TOWN HALL MEETING" A forum to discuss impending rezoning proposals and how they affect us ...
Zoning and Community Planning in the West End <ul><li>General overview about planning, policy, zoning </li></ul><ul><li>Re...
Land Use Regulation  <ul><li>Typical Land Use Regulation includes a community plan and a zoning schedule. </li></ul><ul><l...
<ul><li>Community Plan:  </li></ul><ul><li>Broader vision  </li></ul><ul><li>Longer Term  </li></ul>TRANSIT HOUSING SERVIC...
<ul><li>Last comprehensive planning process in the West End took place between 1985 & 1987  </li></ul><ul><li>Zoning chang...
<ul><li>“ West End Policy Plan.” </li></ul><ul><li>Sample Conclusions: </li></ul><ul><li>Preserve the centre of the West E...
<ul><li>Who knew that the middle of the West End is called “Nelson Slopes”? </li></ul><ul><li>Implementation of this plan ...
Zoning and Community Planning in the West End Old Plan… Throw it out?
<ul><li>Our Challenge:   </li></ul><ul><li>There is no current “Framework” to consider zoning changes in the West End </li...
What is the Purpose of Zoning?  <ul><li>Zoning is used by local governments to define permitted uses of land based on the ...
<ul><li>What is this strange phrase: “Floor Space Ratio” or FSR? </li></ul><ul><li>FSR is a measure of density. </li></ul>...
Zoning and Community Planning in the West End <ul><li>A Floor Space Ratio of 1.0  </li></ul>
<ul><li>The 1987 Plan included the adoption of a new zoning schedule for the West End </li></ul>
Zoning in the West End
What about Height? <ul><li>Isn’t it really just the height of new buildings that should be of concern? </li></ul><ul><li>T...
<ul><li>BUT! </li></ul><ul><li>Remember the Plasticene? </li></ul><ul><li>Just because a conditional height increase is gr...
<ul><li>Case Study: STIR Rezoning Proposal at  </li></ul><ul><li>  1401 Comox Street </li></ul>Changing this:  Existing pe...
Zoning and Community Planning in the West End To this:  Proposed FSR of 7.5
<ul><li>The existing development rights are for 1.5 FSR with 26,000 square feet of floor area </li></ul>
<ul><li>The rezoning proposal is for a new CD Zone with approximately 130,000 square feet of floor area at an FSR of 7.5 <...
<ul><li>Is this the future view from the Broughton Street sidewalk? </li></ul><ul><li>Or is it something else? </li></ul>
<ul><li>Think about your community and what makes it special. </li></ul><ul><li>Will those unique aspects be damaged by ch...
Zoning and Community Planning in the West End <ul><li>“ Slow down&quot; and set some reasonable parameters for  new develo...
Upcoming SlideShare
Loading in …5
×

West end neighbours town hall meeting

549 views
500 views

Published on

0 Comments
0 Likes
Statistics
Notes
  • Be the first to comment

  • Be the first to like this

No Downloads
Views
Total views
549
On SlideShare
0
From Embeds
0
Number of Embeds
1
Actions
Shares
0
Downloads
6
Comments
0
Likes
0
Embeds 0
No embeds

No notes for slide
  • 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

    1. 1. WEST END NEIGHBOURS &quot;TOWN HALL MEETING&quot; 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
    2. 2. Zoning and Community Planning in the West End <ul><li>General overview about planning, policy, zoning </li></ul><ul><li>Review the current community plan framework in the West End </li></ul><ul><li>Review the merit of a consultative planning process </li></ul><ul><li>Review the purpose of zoning </li></ul><ul><li>Explore the details of zoning at 1401 Comox Street. </li></ul><ul><li>Suggest the need to “Refresh the Plan” </li></ul>
    3. 3. Land Use Regulation <ul><li>Typical Land Use Regulation includes a community plan and a zoning schedule. </li></ul><ul><li>Community Plans outline the longer term future of the community </li></ul><ul><li>Zoning provides the “rules” for the use of a specific property </li></ul>
    4. 4. <ul><li>Community Plan: </li></ul><ul><li>Broader vision </li></ul><ul><li>Longer Term </li></ul>TRANSIT HOUSING SERVICES PARKS SCHOOLS HERITAGE ENVIRONMENT CHARACTER
    5. 5. <ul><li>Last comprehensive planning process in the West End took place between 1985 & 1987 </li></ul><ul><li>Zoning changes followed in 1989 </li></ul><ul><li>Plan allowed the community to determine what is distinctive about the West End </li></ul>
    6. 6. <ul><li>“ West End Policy Plan.” </li></ul><ul><li>Sample Conclusions: </li></ul><ul><li>Preserve the centre of the West End for lower Densities </li></ul><ul><li>“ Link” diverse building types by a system of landscaped “yards” </li></ul>
    7. 7. <ul><li>Who knew that the middle of the West End is called “Nelson Slopes”? </li></ul><ul><li>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. </li></ul>
    8. 8. Zoning and Community Planning in the West End Old Plan… Throw it out?
    9. 9. <ul><li>Our Challenge: </li></ul><ul><li>There is no current “Framework” to consider zoning changes in the West End </li></ul><ul><li>Response? </li></ul><ul><li>The City can “update” or “refresh” the planning policy for the West End to provide an “interim solution” </li></ul><ul><li>Would need to include consultation with the community to establish what is still valued, and what needs have changed. </li></ul>
    10. 10. What is the Purpose of Zoning? <ul><li>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 </li></ul><ul><li>Zoning may regulate density, building height, lot coverage, and similar characteristics, or some combination of these </li></ul>
    11. 11. <ul><li>What is this strange phrase: “Floor Space Ratio” or FSR? </li></ul><ul><li>FSR is a measure of density. </li></ul><ul><li>Generally defined as: “ the ratio of the total floor area of buildings relative to the size of the lot on which these buildings sit” </li></ul>
    12. 12. Zoning and Community Planning in the West End <ul><li>A Floor Space Ratio of 1.0 </li></ul>
    13. 13. <ul><li>The 1987 Plan included the adoption of a new zoning schedule for the West End </li></ul>
    14. 14. Zoning in the West End
    15. 15. What about Height? <ul><li>Isn’t it really just the height of new buildings that should be of concern? </li></ul><ul><li>The West End’s RM5 Zones generally set a height limit of 60 feet, or 6 storeys. </li></ul><ul><li>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. </li></ul>
    16. 16. <ul><li>BUT! </li></ul><ul><li>Remember the Plasticene? </li></ul><ul><li>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. </li></ul><ul><li>The total floor area – the FSR – remains the same, and the building get’s taller and skinnier </li></ul>
    17. 17. <ul><li>Case Study: STIR Rezoning Proposal at </li></ul><ul><li> 1401 Comox Street </li></ul>Changing this: Existing permitted FSR of 1.5
    18. 18. Zoning and Community Planning in the West End To this: Proposed FSR of 7.5
    19. 19. <ul><li>The existing development rights are for 1.5 FSR with 26,000 square feet of floor area </li></ul>
    20. 20. <ul><li>The rezoning proposal is for a new CD Zone with approximately 130,000 square feet of floor area at an FSR of 7.5 </li></ul>
    21. 21. <ul><li>Is this the future view from the Broughton Street sidewalk? </li></ul><ul><li>Or is it something else? </li></ul>
    22. 22. <ul><li>Think about your community and what makes it special. </li></ul><ul><li>Will those unique aspects be damaged by change that is not carefully managed? </li></ul><ul><li>Is the Broughton Street mini-park a better place in sun, or in shadow… </li></ul>
    23. 23. Zoning and Community Planning in the West End <ul><li>“ Slow down&quot; and set some reasonable parameters for new development in the West End </li></ul><ul><li>Work to find solutions that will address needs in the community while still protecting livability & character. </li></ul>

    ×