Blockbuster Rezoning on Fraser Street

REZONING at 686-688 East 22nd Avenue, 3811-3891 Fraser Street and 679 East 23rd Avenue

This proposed development will result in five newer homes being demolished and sent to the landfill. Welcome to Vancouver, “The Greenest City”.

PLEASE SIGN THE PETITION TO OPPOSE THIS REZONING.  Following is the petition link:   

 

  • a total floor space ratio (FSR) of 3.28;  allowed 0.70 FSR
  • a building height of 21.5 m (71 ft.);  allowed 2 1/2 storeys
  • a total floor area of 9,813 sq. m (105,626 sq. ft.);

Concerns about this development are as follows:

  • access to public schools, daycares and other community amenities
  • affordable housing
  • space for local businesses
  • preservation of community character and diversity
  • safe and varied public spaces
  • building height
  • traffic
  • transit

Following links are for the Rezoning Application, the City Council report explaining the project, and the District Schedule that shows what is allowed in this City RT-2 zone.

https://rezoning.vancouver.ca/applications/686e22ndave/index.htm

https://council.vancouver.ca/20190611/documents/p4.pdf

https://bylaws.vancouver.ca/zoning/rt-2.pdf

Tuesday July 9 5:30 PM  — Public Hearing at City Council 453 West 12th Avenue

HOW YOU CAN HELP: register to speak in advance of the hearing by emailing publichearing@vancouver.ca or phoning 604-829-4238, starting on June 28, to have the most impact.

Attend the hearing on July 9 (without registering to speak) to support us. 

Register to speak at the hearing in person on July 9 between 5:30 and 6 PM.

Email your comments to publichearing@vancouver.ca

Sign our petition.

Please email us at fraserstreetneighbourhood@gmail.com if you plan to attend the hearing.

 

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New Community Group for Fraser Street Neighbourhood

Fraser Street Neighbourhood Committee

We are a coalition of residents of the Fraser Street neighbourhood who care about the development of Fraser Street between 16th and 41st Avenues.

Our goal is a Fraser Street Plan.

We are asking the city to pause new developments along Fraser Street to allow for consultation with community members and the development of a neighbourhood plan.

Development in our community must be thoughtful and responsive to the needs of residents, including affordable housing, space for local businesses, preservation of community character and diversity, safe and varied public spaces, and access to public schools, daycares and other community amenities.

What can you do?

We would love to hear from you about your vision for the future of the Fraser Street Neighbourhood!

  1. Email us at FraserStreetNeighbourhood@gmail.com to share your thoughts and concerns.
  2. Send us an email to sign up for our email list and receive updates on our activities and events. We will use this list to let you know when there are important in person or online opportunities to give your opinion on development proposals and other plans.

Check out our Google Map showing the development proposals in our neighbourhood:

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COMMUNITY MEETING on Temporary Modular Housing

Friday September 20th 2019, 6:30 pm to 8 pm

organized by NEIGHBOURS AROUND THE NANAIMO STATION (NANS)

Croatian Cultural Centre, 2nd Floor, Room #4, 3250 Commercial Dr (close to Trout Lake Park) with the attendance of Councillors Colleen Hardwick and Jean Swanson 

BELOW IS THE LETTER FROM NEIGHBOURS AROUND THE NANAIMO STATION (NANS):

Dear friends,

NANS will hold a community meeting on Friday September 20th (flyer below). Councillors Colleen Hardwick and Jean Swanson have been invited and have confirmed their attendance. On the agenda will be Temporary Modular Housing and key points that the neighbours hope to put forward towards the achievement of a democratically-created city-wide plan for Vancouver. 

OPEN LETTER TO VANCOUVER CITY COUNCIL

Neighbours around the Nanaimo Skytrain Station have been told by the City that fifty 320 sq ft units of Temporary Modular Housing will be set up on the green patch next to the orchard at the corner of Vanness and Copley, purportedly to house homeless people.

We, as a community, support the building of permanent affordable housing in our area. But we do not support Temporary Modular Housing because it is substandard housing that will be torn down in five years and will certainly be trash in less than a decade. 

We support the building of housing like Brant Villa, the BC Housing complex we have on E. 24th and E. 27th or the various co-op housing complexes in Vancouver Kingsway.  We want low-rise quality housing for a mix of low-and-middle income individuals and families – complexes with courtyards and children’s playgrounds.

As for process, City Council is proceeding in a highly undemocratic fashion. Council is acting without a neighbourhood community plan and without consulting our community. For decades now developers have been allowed to fill our city with luxury towers without requiring that these contain affordable units. Council cannot expect neighbourhoods now to accept substandard housing for the housing they have so far failed to build. Communities have not been engaged, and there are questions to be debated.

City Council is uprooting the homeless regardless of their personal situation and their wishes. This is wrong.  Homeless facing addiction and other special challenges need quality permanent assisted-living facilities surrounded by a support network. These facilities should be placed in close proximity to social, cultural, and medical supports that they already know and feel comfortable with. Why are we not asking the provincial and federal governments for partnership and financialsupport to supply housing truly conducive to an improved quality of life for these fragile members of our society? 

We call on City Council to consider that people living in poverty in this city, the homeless included, have the right to livable permanent housing. We call on you to stop allowing towers to be built in our city unless, as it happens in London UK, at least 35% of the units are truly affordable. It is time Vancouver City councils stopped catering to developer greed.

We remind City Council that every single one of our communities – from Shaughnessy to the Downtown Eastside – deserves respect. We call on Council to halt all construction of Temporary Modular Housing throughout Vancouver until communities have each adopted a community plan and decided on the kind of housing it wishes to have. 

Do not hide behind your employees. We did not elect the Director of Planning. You are the elected officials and we will be holding you responsible with our voice and with our vote.

                                                                Vancouver, July 2019

POSTER

The COMMUNITY MEETING

organized by

NEIGHBOURS AROUND THE NANAIMO STATION (NANS)

will take place on

Friday September 20th 2019, 6:30 pm to 8 pm

at the Croatian Cultural Centre, 2nd Floor, Room #4, 3250 Commercial Dr (close to Trout Lake Park)

with the attendance of Councillors Colleen Hardwick and Jean Swanson 

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Trout Lake Park Expansion Plan?

It was reported in various media outlets this past summer that The Parks Board had acquired a house adjacent to John Hendry Park (Trout Lake) with plans to demolish the house, the long term goal ostensibly being to buy up the entire block and eventually expand the park.  People complained that the house was sitting vacant when it could provide housing.  A local resident has raised this issue again, pointing to a recent report from the Parks Board which puts another twist on the story. It’s one thing for the City to provide houses for the rental market but what is the real long term strategy?  Could it be a block-long six-story rental block?

This Parks Board report says on page 6:

“The City is revising the DCL system to address the City’s growth needs more effectively at both the City-wide level and community level. The City has urgent needs to address housing affordability, availability of childcare and other transportation and core infrastructure demands. ”

The report also says on page 5:

“The purpose of the (Property Endowment Fund) PEF Board and PEF Fund is to maintain or increase the City’s ownership of strategic land in the City of Vancouver; to support the City’s planning and development objectives.”

It appears from this report that The City’s “urgent” “Affordable Housing” agenda and the Parks Board’s long term goals are starting to merge. Does The City really intend to expand Trout Lake Park, or does the City really intend to allow this land to be sold to developers to build a large rental housing project alongside the park? Projects such as this are being built in this area, and the rents are not affordable.  According to the City’s rental guidelines, a 450 square foot Studio is set at $1496.

So, Parks Board and City Hall, what is the real reason are you are acquiring this property? Are you really buying it to expand the park?  Colour me skeptical.

The City staff person to contact to ask is Doug Shearer, Senior Planner, Parks Research and Planning.   doug.shearer@vancouver.ca

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Postpone approval of Vancouver RT5 RT6 zoning amendments to allow community input

 

The City of Vancouver has proposed changes to the RT5 and RT6 zones under a report to council dated July 25, 2017, that is referred to public hearing for approval. These changes have had little community input, only a few open houses, and most people in the community have not been adequately informed or involved by the city. Read the report published July 13, 2017 here.

The Grandview Woodland Area Council (GWAC) is requesting a more extensive consultation process through a community advisory committee and that specific issues be addressed before this report is approved. Read GWAC’s letter to Mayor & Council.

Click here to go to Change.org to view and sign the petition to support this campaign.

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Application Submitted for Development Permit for 3365 Commercial Drive

We have just been notified that this project is entering the final stages before the start of construction. The Development Application can be viewed on the City’s website here.

They are planning to present at the Urban Design Panel on April 19 at the main City Hall building (main floor, Town Hall Meeting Room) and are #5 on the agenda, currently scheduled for 7:00pm. Members of the public are welcome to attend the Urban Design Panel meetings, but they are not afforded an opportunity to speak at this meeting.

In addition, this project will not be seen by the Development Permit Board, but rather will be subject to a decision by the Director of Planning.

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Investigating DCL Waivers

Hi All CCAN members

Season’s Greetings and may 2017 bring you health and happiness.

Global News reported this EXCLUSIVE, City of Vancouver says it mistakenly gave $1.5M break to real estate developer. Here is the link to that article: http://globalnews.ca/news/3099233/exclusive-city-of-vancouver-says-it-mistakenly-gave-1-5m-tax-break-to-real-estate-developer/

Based on the above information a motion was put forward at the Regular Council Meeting on Tuesday, December 13, 2016 Investigating DCL Waivers.

This motion says that 30 projects that have received DCL waivers since 2009 will be reviewed to see if they were entitled to receive the DCL waiver. Based on this information CCAN has asked the City to review the DCL waiver received for the project at 3365 Commercial Drive and 1695 to 1775 East 18th Avenue. CCAN has posted this request on our website as well as at the bottom of this letter.

Below are the minutes and a link to the City Council meeting which refers to the motion to investigate DCL waivers, http://council.vancouver.ca/20161213/documents/regu20161213min.pdf

  1. Investigating DCL Waivers

MOVED by Councillor Carr

SECONDED by Councillor Ball

WHEREAS

  1. City Council’s approval of the rezoning application for 1396 Richards Street at the Public Hearing of June 18, 2013, based on the Policy Report of May 6, 2016 presented to Council on May 15, 2013, required the payment of a Development Cost Levy (DCL) of $4,550,319 (Appendix G page 1 Public Benefits Summary), with no consideration of waiver of this DCL;
  2. The 2015 Annual Report on Development Cost Levies of May 20, 2016, presented to Council on May 31, 2016 notes in Appendix F, page 3 a 2014 DCL waiver of $1,558,753 for 1398 Richards, an address for which there was no specific staff Policy Report or Public Hearing or Council decision, although the address is geographically located on the same site as the rezoning application for 1396 Richards Street;
  3. In an email to Council dated November 30, 2016, the City Manager stated that Onni Group, the developer for this site, agreed to pay the city the DCL, and staff are reviewing how this project received the DCL waiver and reviewing each of the 30 projects that have received DCL waivers since 2009 to ensure this didn’t happen with other projects.

THEREFORE BE IT RESOLVED THAT Council direct staff to include in its public report to Council on 1396/1398 Richards and the 30 projects that have received DCL waivers since 2009:

  1. How the address of 1398 Richards came to be used in the 2015 Annual Report on Development Cost Levies, as opposed to the address of 1396 Richards which was the address for the rezoning application and Public Hearing.
  2. Whether there are any other address changes relevant to DCL waivers.
  3. Whether the City provides discretionary authority to any City Staff to overturn a Council decision regarding payment vs. waivers of DCLs and if so:
  • Which City staff have this discretionary authority.
  • Since when.
  • Under what legal authority.
  • Under what specific circumstances or with what limits, if any.

 

CARRIED UNANIMOUSLY (Vote No. 01634)

 

—————–LETTER SENT TO CITY HALL FROM CCAN————–

RE: DCL Waiver for the project at 3365 Commercial Drive and 1695 to 1775 East 18th Avenue

The project at Commercial Drive and East 18th qualified for DCL waivers because it is to provide 100% dedicated rental housing.  The problem is, this project also contains strata units.  We are questioning if the project should have received the DCL waivers when it also contains strata units.

The Council Report shows strata units in the project.  The rezoning application website Project Statistics shows strata units.

There was a Public Hearing on June 23, 2016 for 3365 Commercial Drive and 1695 to 1775 East 18th Avenue.   This project received a waiver on the DCL based on the fact that the project is to provide a public benefit of for profit ‘affordable’ rental housing.  However, when showing the FSR for this DCL waiver in the Council Report of April 11, 2016 staff uses the average FSR of the entire site, that being 2.40 FSR.  This averaged FSR includes strata units. This 2.40 FSR is shown in Appendix G on page 1 of 1 of the April 11/16 report.  These strata units are mentioned in this Appendix G page 1 of 1 as (**DCL charged on new strata floor area only (299.3 m²).

The Project Statistics show two portions of the site, the rental part at 2.70 FSR and the heritage and additional two strata units part at .96 FSR.   The 299.3 m² strata units are mentioned in the Fee Simple section of the Project Statistics as 2 three bedroom units (3222 sq ft).

Another thing that makes us think that the DCL waiver should not have been allowed is the fact that some underground parking for the project is under the strata units. The only way to enter these parking stalls is through the rental portion of the site. The two parts of this project, the rental part and the two additional strata buildings at the back of the heritage house part, are integrated through the underground parking.  This is another reason to see the strata units as an integral part of the entire project.  There is no back lane on this project.

In the Development Cost Levy By-law at, 3.1A, for a Waiver for for-profit-affordable housing, it says no dwelling units are to be strata units when receiving a DCL waiver.

Thank you for considering our concerns.

References:

Here is the link to the April 11, 2016 Council Report showing Appendix G page 1 of 1: http://council.vancouver.ca/20160419/documents/p4.pdf

Here is the link to the rezoning application website, showing the Project Statistics with 2 three bedroom strata units (3222 sq ft):  http://rezoning.vancouver.ca/applications/3365commercial/documents/projectstats_rev2.pdf

Here is the link to the Development Cost Levy By-law. No. 9755: http://bylaws.vancouver.ca/9755c.PDF

On behalf of the members of CCAN (Cedar Cottage Area Neighbours)

 

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