Rezoning Centre

REVISED Rezoning Application - 7101-7201 Granville Street (Shannon Mews)

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Council Meetings:

Public Hearing:
July 26, 2011
July 27, 2011
July 28, 2011
Regular Council Meeting:
June 28, 2011 (referred)
January 17, 2012 (enacted)

Board, Panel and Commission Meetings:

Urban Design Panel:
April 6, 2011
Evaluation: Support
(6-0)
Vancouver Heritage Commission:
April 11, 2011

Community Meetings:

Phase 1

- additional information

Information Sessions:
January 12, 2011
January 13, 2011
January 18, 2011
Group Workshops:
January 17, 2011
January 20, 2011
January 21, 2011
January 24, 2011
January 29, 2011
February 1, 2011
Open House:
February 10, 2011

Phase 2

- additional information

Small Group Meetings:
April 4, 2011
April 5, 2011
Open House:
April 13, 2011

Perkins + Will has submitted a further revised rezoning application to the City of Vancouver. It proposes 735 dwelling units (including 202 rental units) in seven new buildings that range from three storeys to ten storeys in height. There are no changes to the extent of the heritage retention and upgrading that was previously proposed.

Perkins + Will已向溫哥華市政府提交了經過進一步修訂的更改土地用途申請。新修訂方案建議興建7座3至10層的新樓房，提供735個住宅單位（包括202個出租單位）。至於保留及裝修傳統建築物的規模方面，申請人沒有對之前的建議作出任何更改。

This application has been approved by Council following Public Hearing on July 26, 27 and 28, 2011. Council enacted By-law No. 10413 on January 17, 2012.

Revised Application (May 25, 2011)

Summary of Changes (126kb) | 更改摘要 (453kb)
Key Site Concepts (403kb)
Revised Proposal (616kb) | 修訂建議 (1.27mb)
Publicly Accessible Space (398kb)
Building Form (11.4mb)
Shadow Diagrams (513kb)
Landscape Strategy and Plans (1.04mb)
Tree Protection and Management Concept (613kb)
Proposed Building Drawings
- Block A (1.00mb)
- Block B (1.03mb)
- Block C (1.30mb)
- Block D (1.16mb)
- Block E (1.01mb)
- Block F (1.17mb)
- Block G (1.13mb)
Traffic Analysis (2.87mb)
Traffic Plan (111kb)

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Revised Application (March 28, 2011)

Summary of Changes (158kb) | 更改摘要 (211kb)
Key Site Concepts (558kb)
Revised Proposal (652kb) | 修訂建議 (1.1mb)
Publicly Accessible Space (428kb)
Building Form (11.4mb)
Shadow Diagrams (513kb)
Landscape Strategy and Plans (1.04mb)
Tree Protection and Management Concept (613kb)
Proposed Building Drawings
- Block A (1.00mb)
- Block B (1.03mb)
- Block C (1.30mb)
- Block D (1.16mb)
- Block E (1.01mb)
- Block F (1.17mb)
- Block G (1.13mb)
Traffic Analysis (2.87mb)
Traffic Plan (111kb)
Proposed Unit Count and Mix (26kb) | 建議單位數目及種類 (55kb)

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Original Application (August 12, 2010)

Introduction (321kb)
Site Analysis (733kb)
Proposed Development (3.71mb)
Cultural Landscape Strategy (Heritage Context) (599kb)
Landscape Plan (2.27mb)
Proposed Building Drawings
- Block A (983kb)
- Block B (6.42mb)
- Block C (2.50mb)
- Block D (2.08mb)
- Block E (1.91mb)
- Block F (2.46mb)
Development Options Compared

Scheme 1 - Rezoning Proposal (2.5mb) | 方案1 - 更改土地用途建議 (1.06mb)
Scheme 2 - ARKS Vision Study No. 1 (2.4mb) | 方案2 - ARKS1 號遠景研究 (922kb)
Scheme 3 - ARKS Vision Study No.2 (3.6mb) | 方案3 - ARKS2 號遠景研究 (926kb)
Scheme 4 - Corner Park (4.2mb) | 方案4 - 街角公園 (936kb)
Scheme 5 - Central Park (3.3mb) | 方案5 - 中央公園 (910kb)

Transportation Assessment Report (2.5mb)

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Notifications

Notice of Rezoning Application (91kb)
Notice of Public Information Meetings (32kb) | 公眾資訊會通告 (157kb)
Notice of Open House & Community Meeting (60kb)

Notice of Public Hearing (65kb)

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Additional Information (Talk Vancouver Forum, Workshops, and Open Houses)

Talk Vancouver Forum

Following Council’s direction of September 8, 2009, a comprehensive and customized consultation process was designed for this rezoning application. The consultation activities were divided into two phases, each including small group meetings, open houses and public meetings. In addition, a new online tool, “Talk Vancouver” was piloted as a means to disseminate information and to give another avenue for public engagement in the process.

Additional Comments Provided to the Applicant - May 2011

City staff continue to provide comments to the applicant team as they work toward preparation of a report to City Council on this rezoning application. The latest set of comments takes into account the feedback heard during Phase 2 of the Public Consultation Process, commentary from the Urban Design Panel and the Vancouver Heritage Commission, and staff's evaluation of the revised rezoning application received in March 2011. Staff's most recent comments to the applicant include:

Concern remains with the height of the tallest buildings on the site. Staff's perspective continues to be that this is not an appropriate location for high rise buildings. The Granville frontage is a location that could accommodate a mid-rise building, and one could also be accommodated in the interior of the site, west of the Mansion, where the height will not be apparent from the perimeter streets.
The majority of building heights should range from 3-7 storeys, with heights along Adera Street and West 57th Avenue (west of the park), being 3-4 storeys to address neighbourliness and provide a better transition to the homes on the opposite sides of those streets.
In the northwest area of the site, the building (Block G) should be reduced in height and it should also be articulated to increase openings in the north face of the building, to improve daylight and shadow performance for the immediate neighbours along the north property line.
Adequate private or semi-private open space must be provided between buildings, with a separation distance of 24 m (80 ft.) between buildings above the 4th storey. This is consistent with City policies in other areas.
Reductions in building heights should not to be made up by increasing site coverage above the currently proposed 33%.
The streetwall along Granville Street should be varied by providing more articulation, that is steps back in plan and down in height.
Public access through the site from Adera Street to the proposed park ("Shannon Green") and through the Rose Garden to Granville Street should be provided, as well as a north-south access from Churchill Street to 57th Avenue.
Staff will be recommending that Council include the opportunity for a small-scale commercial space on-grade at the southeast corner of the site in order to provide for local shopping needs on a limited scale. The capacity will be proposed in the draft zoning by-law, but construction will not be required at this time.

Staff recognize that the comments, if fully responded to, will result in further decreases in the density and number of dwelling units proposed in the rezoning application. It is staff's intention to base their recommendations to City Council on the next iteration of plans which the applicant is expected to submit shortly.

向申請人提供的額外意見申請人團隊正準備為市議會編寫關於更改土地用途申請的報告。在這段期間，市府職員繼續向他們提供意見。最新一輪意見顧及第2期公眾諮詢過程中收集到的反應，城市設計委員會 (Urban Design Panel) 及溫哥華史蹟委員會 (Vancouver Heritage Commission) 的評語，以及市府職員對2011年3月收到的更改土地用途修訂申請所作的評估。市府職員向申請人提出的最新意見包括：

地皮上最高層的幾座建築物，高度仍受關注。市府職員依然認為這個地點不適合興建高層大廈。Granville的臨街區域可以容納一座中層建築物。地皮內部大宅以西的區域也可容納另一座中層建築物，因為從周圍街道望過去，高度不會太明顯。

大多數建築物應該是3至7層，Adera Street及West 57th Avenue（公園以西）沿途則應為3至4層，以配合區內其他樓房，並與街道對面的房屋構成更適當的過渡。

在地皮的西北區域，建築物（G區）應該減低高度，並且輪廓分明，使建築物北面有更多開口處，改善北面物業界線沿途鄰居的日光及陰影情況。

建築物之間必須提供足夠的私人或半私人開放空間，建築物之間第4層以上要分隔24公尺80英呎）。這個要求與市府對其他地區的政策規定相符。

不可以使地皮覆蓋率高於目前建議的33%，以求抵消削減建築物高度的影響。

Granville Street沿途的街牆應該更輪廓分明，帶出變化，即是建築物往後移及減低高度。

應該提供從Adera Street穿過地皮到達建議中公園 (“Shannon Green”) 的公用通道，穿過玫瑰花園前往Granville Street的公用通道，以及從Churchill Street通往57th Avenue的南北通道。

市府職員將會建議市議會考慮在地皮東南角容許地面的小型商用空間，以便在一定程度上滿足當地的購物需要。在土地用途附例草案中，會建議容納能力，但目前不規定興建。

市府職員知道如果意見獲完全採納，就會進一步減低更改土地用途申請中所建議的房舍密度及數量。市府職員打算將申請人預料快將提交的下個方案版本，作為向市議會呈交建議的基礎。

Phase 2 - April 2011

Small meetings with stakeholders were held in the first week of April 2011, and an Open House / Meeting was held on April 13, 2011, to review the revised rezoning application.

Open House & Public Meeting - April 13, 2011: Comment Sheet Responses (3mb)

City's Direction to the Applicant - March 2011 | 市政府對申請人的指引

Excerpts from the City's direction to the applicant were posted to the Talk Vancouver website and were also referenced by the architect and staff during the small group meetings held on April 4 and 5 to preview the revised application with participants from the Phase 1 Small Group Design Workshops. However there has been interest expressed in seeing the letter in its entirety.

市政府給與申請人建築師指引的摘錄已於上周登載於TalkVancouver網站 (參閱第一階段社區諮詢)，並且於4月4日及5日的初步審閱修訂申請的小組會議內由建築師及市府職員所提及，小組會議成員是曾參加第 1 階段小組設計工作坊的與會者。社區居民表達很感興趣閱讀此信

Letter to Applicant: English (51kb) | 中文 (147kb)

City's Direction to the Applicant - March 2011 | 市政府對申請人的指引

Phase 1 of community consultation for the Shannon Mews rezoning application is complete. Phase 1 included public information sessions in English, Mandarin and Cantonese, small group design workshops, and an open house. The comments gathered from the public during Phase 1 have been considered by City staff and integrated into the assessment of this rezoning application. The following feedback has been provided to the applicant:

given its context in the overall city pattern, the site is not appropriate for high-rise towers more (see public comments on height and density)
staff is not supportive of the level of density in the applicant's original application more (see public comments on height and density)
vehicular access and traffic management need to be addressed more (see public comments on traffic)
strong staff support exists for retention and refurbishment of the structures, particularly the mansion, coach-house and gatehouse more (see public comments on heritage)
the recreational needs of future residents must include a public park; a location south of the Italianate Garden would also provide open space and a desirable view from and to the mansion out towards 57th Avenue more (see public comments on open space)
public pedestrian access into and through the site, in a manner that addresses security and safety concerns, needs to be considered in a redevelopment scenario more

第一階段的香農小區社區諮詢香農小區更改土地用途申請的第一期社區諮詢現已經完成。第一期諮詢包括舉辦英語、國語及粵語的公眾資訊會、小組設計工作坊及開放日。市府職員已考慮第一期收到關於各項方案選擇的意見，並包括於這次更改土地用途申請的評估中。申請人已獲得下列回應:

以整體城市的佈局來看，這塊地皮是不適合高層建築物更多資料 (參閱有關高度的公眾意見)
市府職員不會支持申請人原本申請中的密度層次更多資料 (參閱有關密度的公眾意見)
必須應付汽車出入及交通管理的需要更多資料 (參閱有關交通的公眾意見)
市府職員強力支持保留及重新裝修幾座傳統建築物，特別是大宅、馬車房及警衛房更多資料 (參閱有關傳統特色的公眾意見)
未來居民的康樂需要方面，必須包括一個公園；在意大利式花園以南亦可以提供開放空間，並使從57街及大宅方向都可以看到怡人景觀
更多資料 (參閱有關開放空間的公眾意見)
在重建方案中，必須考慮提供進入地皮及穿過地皮的公眾行人路徑，但同時亦應顧全治安及安全問題。更多資料

Phase 1 - January/February 2011

During Phase 1, which began January 2011, City staff held public information sessions (in English, Mandarin, and Cantonese), small group design workshops, and a public open house. The purpose of the information sessions, held January 12th, 13th, and 18th, was to provide information to the community about the City’s rezoning process and to describe the public engagement process that unfolded over the last two months. The public was given the opportunity to comment on the application, the four alternate schemes, and the future of the neighbourhood during small group design workshops held in January and February. At these workshops, City staff heard that density, traffic, building heights and neighbourhood character, amongst others, are the most important considerations for people living in the Shannon Mews area. Some of the concerns and suggestions made during these workshops were displayed at the open house on February 10th to allow the community to see if the right information was captured or whether there were other considerations that should have been addressed.

Public Information Sessions - January 12, 2011