Agenda Index City of Vancouver


CITY OF VANCOUVER
COMMUNITY SERVICES
Planning Department
Current Planning

M E M O R A N D U M September 21, 2000
TO: Mayor and Council
COPY TO: City Clerks Dept.
Larry Beasley, Director of Current Planning
Rob Jenkins, Assoc. Director of Current Planning
FROM: Yardley McNeill, Heritage Planner
SUBJECT: Planning and Environment meeting-Sept 28, 2000,
Report on "Amendment to Transfer of Density Policy and Procedure"

Attached are the results of the public consultation process conducted by City staff regarding the proposed amendment to the "Transfer of Density Policy and Procedures". Please include these findings with the report proceeding to Council on the September 28th, meeting.

A. Public Consultation Process
The proposed Transfer of Density Policy amendment was originally scheduled to be reviewed by City Council on July 27,2000. The report was deferred until the neighbourhood could be consulted.
Staff took the following actions;

B. Summary of Comments Received

Resolutions were received from the following groups regarding the Policy amendment:

With regards to FSNDP request to further amend the Policy, there is no basis by which First Shaughnessy should be removed from the city wide ability to transfer density within every zone. The policy was adopted as a way of providing an incentive within each zone to shift density while maintaining an overall balance. Further, each receiver site requires a rezoning process and must demonstrate that receiving the density does not adversely effect the site or surrounding area. Regarding SHPOA, the motion was made the day before the Open House. Staff have offered to meet with their Board prior to the September 28,2000 Council review and respond to any questions they may have.

Results of the Open House
660 area residents were notified of the Open House and 66 people attended, 48 of which live within the First Shaughnessy Area. Staff received 55 comments. 5 supporting the Policy amendment and 50 in opposition. In terms of neighbourhood response, it is useful to note that out of 660 notified neighbours, 66 people (less than %10) attended or responded to the information packages that were sent out. By way of comparison, the Open House for 3838 Cypress Street invited 330 neighbours and @160 people attended. This project was sited by many of the neighbours at the Sept 14th Open House as the reason to not support the Transfer of Density Policy Amendment. The major concerns from the Open House are summarized and staff responses are included for your information:

(i) Concern:
The policy change creates too great of an economic benefit for the property owner of 3838 Cypress Street.
Staff response:
This address is one of the eligible sites that could utilize the Transfer of Density procedure should Council approve the amendment. The cost of restoration to a heritage building is balanced out by the economic benefit of a heritage incentive. Should this site pursue a transfer of density approach, a full review of the projects proforma by the Real Estate Services Department would be required to confirm that excess profit has NOT been generated through a City Heritage incentive to a property owner.

(ii) Concern:
Developers will be attracted to First Shaughnessy and negatively effect the character of the area.
Staff response:
There are 660 sites in First Shaughnessy only 18 eligible "A" listed heritage sites would able to be considered for a transfer of density out of the Shaughnessy area. These sites are reviewed by the Heritage Advisory Commission, First Shaughnessy Neighbourhood Design Panel and like all development in the area, must be compatible with the Official Development Plan and Design Guidelines. The Official Development Plan is not effected by the policy change and remains intact as adopted by Council. In addition, the transfer ability does not add economic return over and above what can be achieved under current zoning, and therefore will not have any effect on whether an "A" site is attractive to a developer or not.

(iii) Concern:
Heritage houses will not be protected through the policy change
Staff Response:
The policy change is another incentive that is added to the Cities Heritage Policies and Guidelines. It would be available for owners of most "A" listed site as an incentive towards restoring and protecting their buildings. A Heritage Revitalization Agreement would be negotiated on every site which will secure the restoration of the heritage building either through a bond held by the city for the cost of restoration or a covenant restricting the transfer of density until the restoration to the heritage building is complete.

(iv)Concern:
Transferring density creates problems in other areas.
Staff Response:
The city has successfully transferred @ 400,000 sq.ft. around the downtown area over the past 6 years and maintained the receiver sites zoning intent. Staff estimate that in addition to the other areas permitted to transfer density out of their area to receiver sites within the city, the density generated by the "A" listed sites in First Shaughnessy could be transferred to receiver sites without negatively affecting the receiving areas character.

C. Detailed Comments Received
Results from the Open House on September 14, 2000
The Open House was held at the Shaughnessy Heights United Church on September 14,2000 from 4:00pm to 8:00pm. Approximately 660 area residents were notified of the Open house and mailed outan information package including a summary of the proposed policy amendment. Staff received @ 20 calls in advance of the Open House, requesting further information. 7 staff were on hand the day of the Open House to answer questions and 10 descriptive panels were prepared outlining the scope of the policy change with supplementary material. 66 people attended the Open House 48 of which live within the First Shaughnessy area. Responses to the Policy change were collected and 55 comments were received 5 in support 50 opposed. They are as follows:

A summary of the comments have been prepared and divided into "Key" themes
Supporting:
-will help save heritage buildings
-happy extraordinary measures are being applied to save the Humber residence at 3838 Cypress St.
- likes infill projects

Opposed:
3838 Cypress Street:
- the owners of 3838 Cypress St will be getting more than they should
- want the house to be demolished and site subdivided to allow 2 new houses.
- creates high density development
- City should not have allowed house to deteriorate, too expensive to renovate
Heritage:
- too much obligation of heritage property owners
- too many heritage sites would be protected
- don't need to protect heritage houses
-HRA"s don't protect heritage
- T.o. D. doesn't guarantee that the restoration will occur to the heritage house
- City should designate the whole area, so that heritage buildings are protected without adding bonus's to the sites.
Official Development Plan for First Shaughnessy:
- don't want to change O.D.P.
Delay review of Policy Amendment:
- don't understand policy change
- need more time
Developers:
- don't want developers in the area
- will only benefit developers- gives them too much profit/exemptions from zoning by-laws
- Developers will get the added money from the transfer of density and not do the work on the heritage house
Transfer of Density:
- transferring density will create problems in other areas
- will create too much density Downtown, Downtown is already too big
- makes a mockery of another areas regulations

Full resolutions for the advisory and neighbourhood groups

Please contact me at 873-7582, if you have any questions.

Yardley McNeill

 

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