Rezoning Centre

REVISED Rezoning and Development Permit Application - 1401 Comox Street (DE413347)

Revised Application (November 2011) | Revised Application (March 2010) | Original Application (October 2009) | Notifications, Additional Information & Links

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Board, Panel and Commission Meetings:

Urban Design Panel:
March 24, 2010
Evaluation: Support
(6-0)

Community Meetings:

Open House:
November 24, 2009
- Display Boards
- Information Sheet
Open House:
April 20, 2010
- Display Boards
- Information Sheet
Open House:
July 29, 2010 - CANCELLED

OPEN HOUSE SCHEDULED:

Thursday, February 9, 2012

5 - 8 pm

Coast Plaza Hotel, Nelson Room

1763 Comox Street

Revised Application (November 30, 2011)

On November 30, 2011, Henriquez Partners Architects submitted a revised concurrent rezoning and development permit application to rezone 1401 Comox Street from RM-5 (Multiple Residential) District to CD-1 (Comprehensive Development) district. The proposal is for a 22–storey market rental residential tower, with townhouses at grade. The purpose of the rezoning is:

To increase the density from the RM-5 maximum floor space ratio (FSR) of 1.5 to 7.14 FSR (i.e. the total building floor area permitted would be equal to 7.14 times the site area instead of 1.5 times); and
To increase the height from the RM-5 maximum discretionary height of 58 m (190 ft.) to 61 m (200 ft.).

Changes from the previous revised submission (dated March 22, 2010) include:

A Sculpted Tower: The top 15 floors of the tower have been sculpted to reduce the shadow impact on neighbouring Broughton Mini-Park.
Reduced Height: The rooftop amenity space and deck have been relocated to grade. As a result, the tower height has decreased from 66 m (216.5 ft.) to 61 m (200 ft.).
More Townhouses: Since the most recent submission, the number of townhouses has increased from four to six, providing more ground-oriented family housing.
Larger Setbacks: The smaller building between the tower and the west property line has been removed, providing more light into the neighbouring courtyard. The Broughton Street setback has also been increased, to further reduce the shadow impact on Broughton Mini-Park.
Community Facility: The community facility proposed in the March 22, 2010 submission will no longer be included.

The provision of six SAFER (seniors subsidized housing) units within the building, for a period of five years, is still included as previously proposed.

The proposed increase in density and height was to secure the provision of 186 rental housing units. The rezoning application was being considered under the Short Term Incentives for Rental (STIR) Program approved by City Council on June 18, 2009. This program responds to a lack of new purpose-built rental housing by providing a strategic set of City incentives to encourage and facilitate the development of new market rental housing.

If you wish to comment on the proposed revisions, please use the online feedback form.

Aerial View (221kb)
FSR Calculations (339kb)
Building Form (1.4mb)
Building Orientation (685kb)
Streetscape (680kb)
View Analysis (2.3mb)
Shadow Studies (1.6mb)
Heritage Analysis (993kb)
Neighbour Interface (1.2mb)
Project Data (802kb)
Parking Plans (347kb)
Floor & Roof Plans (906kb)
Building Sections (993kb)
Building Elevations (3.5mb)
Landscape Concept Plan & Sections (3.09mb)

OPTION: This proposal includes the "greening" of Broughton Street, between Comox Street and the lane to the north of the site, by closing the street and adding more green space.

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Revised Application (March 22, 2010)

On March 22, 2010, Henriquez Partners Architects submitted a revised concurrent rezoning and development permit application. The proposal was to rezone this site from RM-5 (Multiple Residential) District to CD-1 (Comprehensive Development) district to allow the construction of a 22–storey market rental residential tower, with townhouses and a community facility at grade. The purpose of the rezoning to CD-1 was:

To increase the density from the RM-5 maximum floor space ratio (FSR) of 1.5 to 7.4 FSR (i.e. the total building floor area permitted would be equal to 7.4 times the site area instead of 1.5 times); and
To increase the height from the RM-5 maximum discretionary height of 58 m (190 ft.) to 66 m (216.5 ft.) as measured to the top of the parapet of the rooftop amenity area.

Changes from the original submission (dated October 7, 2009) include:

expansion of the southernmost freestanding townhouse to provide a 3500 sq. ft. community facility (proposed for use by the queer resource centre ‘QMUNITY’ and Gordon Neighbourhood House);
provision of six SAFER (seniors subsidized housing) units within the building for a period of five years; and,
modifications to the architectural character of the building.