Quote:
Originally Posted by logan5
Big changes for Grandview/Woodland (Commercial Drive), as the City is going to rescind the Pace of Change policy for the area, which was slowing things down way too much. The City is also going to expand transit oriented development legislation by increasing the size of tier 1 zoning out to the 400 meter mark (from Commercial/Broadway Station), meaning that FSR 5.5 development will be allowed out to the 400 meter mark instead of the provincially legislated 200 meter mark.
This should trigger much more development and improve the environment in an area that is becoming dysfunctional.
My one concern about this, and about Main Street and South Granville as well, is the effect these new rules will have on the retail strips that are the heart of these neighbourhoods. What I have read so far seems to indicate that the retail strips will be eligible for redevelopment at the prescribed densities. That would not be good, as these mixed use buildings give the public realm a very sterile feel.
The solution for this would be to transfer that potential density off of Granville, Main, and Commercial. That way you preserve the heart of the neighbourood while still maintaining prescribed density.
https://dailyhive.com/vancouver/vancouve...e-commercial-broadway-station-amendments |
It's interesting that the planners are proposing that in Vancouver, within 200m of transit rezoning can go to 5.5 FSR, not just 5.0 as the provincial legislation requires. And, yes, at Broadway & Commercial that would extend to 400m from the station, (but not at any other location). Obviously other stations can see higher densities where there's a station or corridor plan that allows it, like all the Broadway Plan stations. Maybe that's the reason for the proposed change at Commercial and Broadway, which wasn't included in the Broadway Plan.
I don't think there's any provision for transferring density to protect those parts of Granville, Main and Commercial that fall within the station zones. The provincial legislation says the City must consider rezoning proposals up to the prescribed densities. The only exception is where there's a heritage building, but there aren't too many of those that would potentially be in play, and it's more likely that any proposed development would just save the facades, which also gets bonus density. The provincial legislation is a hammer, and a few things are likely to get broken
One thing struck me, seeing the map in the City's report. I wonder whether the Dunbar bus loop rezoning policy could lead to quite a bit of change in that area? That could be quite an attractive location for condo projects.
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