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Official Development Plan (ODP) for SeFC
(South-east False Creek)
John Irwin
PhD Candidate
(604)682-4947 (ph/fax)
Resource Management
and Environmental Studies
University of British Columbia
www.alternatives.com/aqualibrium
UBC:
On 10 September, 2002 at 7:30 at Vancouver City Council there will be a
public hearing that will consider an Official Development Plan (ODP) for
the privately owned lands in SeFC (between 1st and 2nd Avenue and Main St.
and Wylie St.). See my previous email for information on how to register to
speak, contact city council, or read the on-line materials.
In January, 2002 the planning department pursued a rezoning process for the
private lands in SeFC. Our position at that time was to let this proceed,
and to call for density bonuses to increase the ecological sustainability
of the proposed development. Since then planning has changed their plans in
order to create an ODP for the private lands separate from the ODP for the
publicly owned lands north of 1st Avenue. At the Stewardship Group meeting
on Thursday, September 5, members voted to accept the proposed ODP for the
privately owned lands subject to the condition that the environmental
performance guidelines be deferred in order to improve upon them. These
guidelines form the core of implementing the sustainability policy adopted
by city council in October 1999 on these privately owned lands.
Here are several key issues to consider:
1. Even though this significant portion of the SeFC area (18 acres of 80
acres) is to have a separate ODP enacted, the second ODP for the city-owned
lands will apply to the whole SeFC area once it is enacted (with a much
more comprehensive public participation process);
2. The ODP for the private lands sets the building heights and floor space
ratios (FSR) at a low threshold (60 feet (18.3 m) and 1.0 FSR
respectively), and, on the condition that the developer meets criteria
clearly spelled out in the performance guidelines, the Development Permit
Board may permit an increase in height, to 150 feet (45.7 m), and in
density, to 3.5 FSR;
3. The water management, energy, transportation, and urban agriculture
plans, and the development cost levy and the 'White Paper' on community
facilities reports are in various stages of completion, and they need to be
integrated by a consultancy in November, however, once they are finished
these various plans will strengthen and inform the performance guidelines
(which will be worked on by sub-committees, including members of the
Stewardship Group); and
4. The landowners in SeFC want a floor space ratio (FSR) of 4.0 to 4.5
(CityGate is 3.75 FSR) and a maximum height of 250 feet, and planning wants
an FSR of 3.5 and a maximum conditional height of 150 feet.
Proposed recommendation:
The Policy Statement allows for a height of 250 feet on the eastern end of
the site. High density development with very low parking ratios is transit,
pedestrian, and cycling supportive. We should support the low FSR and
height (1 FSR and 60 feet), with density bonuses up to 4 FSR and 200 feet
(on the eastern end of the SeFC area) for developers that implement
increasing gradations of the sustainable urban development policy being
fleshed out for the public lands ODP in SeFC. In this manner we could get
energy and water efficient buildings, lowered parking ratios, community
transit passes in lieu of parking, and perhaps even more than the standard
20% of the development as affordable housing. One way to approach this is
to have the Development Permit Board award density bonuses in a manner that
rewards increasing sustainability. For example, a LEED silver development
proposal with 20% affordable housing provided would receive a height and
density bonus to 3.5 FSR and 150 feet; a LEED gold development with 25%
affordable housing could receive 3.75 FSR and 175 feet; and a LEED platinum
with 30% affordable housing would receive 4.0 FSR and 200 feet.
Please send me your comments or thoughts, or better yet, head down to city
hall and let council hear what you think.
I look forward to seeing you all at the public hearing, if you can make it.
Take care
John
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