Enlarged section of the land use map for the Rupert & Renfrew Station Area Plan. We've added highlights to show the zones which are proposed to allow for towers of at least 20-storeys in height (note: the remaining residential lots in this enlarged map are all in orange, 'up to six storeys')
From left to right: Draft Land Use Plan June 2024, Transit Oriented Areas (TOA) Map, Overlay of Land Use and TOA, highlighted towers zones of at least 20-storeys vs. TOA 200m 20-storey zones
The original post appeared on Eye on Norquay on June 29, 2024. It has been reproduced here with kind permission.
DRAFT RUPERT + RENFREW STATION AREA PLAN – JUNE 2024
https://syc.vancouver.ca/projects/rupert-renfrew-engagement/rupert-renfrew-draft-plan-eng.pdf
(See especially the proposed Land Use Map on Board 5)
Rupert and Renfrew Station Area Plan Survey – open until 31 July 2024
https://www.shapeyourcity.ca/rupert-renfrew-station-area-plan/surveys/rupert-and-renfrew-station-area-plan-survey-june-2024-english
Introduction
The Rupert and Renfrew Station Area Plan is the first new local area plan since the Vancouver Plan was approved in July 2022.
The current planning area includes 2 station areas and 3 villages that were identified in the Vancouver Plan.
Boundaries of this East Vancouver area are roughly Napier/Parker Streets on the north, Boundary Road on the east, East 27th Avenue on the south, and Kamloops Street on the west.
The draft plan proposes heights of 20-40 storeys for much of the land within 800 metres of either station. The plan is complicated and leaves many important questions unanswered.
The following analysis summarizes the information on the open house boards now posted on the City of Vancouver's web site (see link above). It also suggests some questions that could be asked at the Open Houses scheduled for:
Wednesday, July 3, 6-8pm at Thunderbird Community Centre
2311 Cassiar Street between 6th and 8th Avenues
Thursday, July 4, 6-8pm at Renfrew Park Community Centre
2929 East 22nd Avenue at Renfrew Street
Tuesday, July 9, 2024, 6-8pm at Thunderbird Community Centre
2311 Cassiar Street between 6th and 8th Avenues
I. Station Areas (Boards 11-15)
Provincial government Bill 47 mandates minimum densities that municipalities must allow without requiring a rezoning. Around transit stations, 20 storeys must be allowed in Tier 1 (within 200 metres of a station) , 12 storeys in Tier 2 (within 400 metres of a station), and 8 storeys in Tier 3 (within 800 metres of a station). City staff has defined 29 Vancouver station areas to which these guidelines will apply (approved by Council June 26, 2024).
But most of the land in Tier 1 in the Rupert/Renfrew station area is exempt from the provincial regulations because it lies in the Employment Lands (much of which is currently zoned "light industrial"), the flood plain, or alongside Still Creek. Still Creek is to be daylighted and widened in order to manage stormwater and to increase access to nature. Maintaining groundwater flows to Still Creek is an important goal of the plan.
The rationale for the amount and location of density is stated on Board 11: "For the Draft Plan to deliver the diversity of housing types and tenures expressed by the public and expected of a "Transit Oriented Area," the provincial density requirements must be exceeded. This means building heights in all tiers are increased and some distances from the stations were adjusted."
Tiers for this station area have been redefined. Tier 1 is closest to the stations, where most of the identified sites have high groundwater. Tier 2 is slightly further from the stations, where approximately half the identified sites have high groundwater. Tier 3 is located at the edge of the station areas, where only a few of the identified sites have high groundwater.
In all tiers:
- 150′ frontage required for tower development
- Limited underground parking (usually 2 levels) and specialized foundation design required on sites with high groundwater
- Above-ground parking (a parkade?) allowed on sites with high groundwater
- For sites that are unable to meet the requirements for the options given, missing middle projects ranging from 6 storey apartments to multiplexes will be permitted
Four main options are given for the types of development allowed. Heights are proposed, but no proposed FSR is given.
Building Form Tier 1 Tier 2 Tier 3
Market Rental with
20% Below Market Rental (BMR)
------------------------------------
40 storeys with high groundwater Yes N/A* No
25 storeys with normal conditions Yes Yes No
Market Rental with
full-day group Childcare
------------------------------------
34 storeys with high groundwater Yes N/A* No
23 storeys with normal conditions Yes Yes No
Market Rental
(required to remain rental)
------------------------------------
29 storeys with high groundwater Yes Yes Yes
20 storeys with normal conditions Yes Yes Yes
Strata with
Community Amenity Contribution (CAC)
------------------------------------
29 storeys with high groundwater Yes Yes Yes
20 storeys with normal conditions Yes Yes Yes
* projects not considered viable at this density
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