WELCOME Emerging Directions -...

Visit us online: vancouver.ca/westendplan “Emerging Directions” open houses | phase 2 | april 2013

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Emerging Directions Open Houses

Check out the website: vancouver.ca/westendplan

April Dec DecJan2012 2013

Public Consultation Events

Phase 1Issues & Opportunities

Phase 2Create, Test & Refine Policy Options

Phase 3Draft Plan

Phase 4Plan Approval

Council ApprovalWe are here

Go to our website Sign-up to the email listserv

Fill out a survey Join the West End

Neighbourhood Champions Network

Follow us on Twitter@WestEndPlan

Community Planning Overview

The existing plans for the West End were completed in 1986-87.

It’s time to think about the future of the community and we invite you to participate in this process!

Did you know...

How can I get involved?Throughout the planning process, there will be a number of ways for you to get involved. Watch out for walking tours, contests, online feedback opportunities, workshops, coffee shop dialogues, public art installations, open houses, and other public events.

What is a community plan?Community plans are policy documents that provide guidance and direction on a variety of topics, including: land use, urban design, housing, transportation, parks and public spaces, cultural infrastructure, social planning, heritage features and community facilities.

How long will it take to develop the plan?The West End community planning program is currently in the second phase of a four phase (18 to 21 month) process. The plan is currently scheduled to be presented to City Council in November 2013.

Who creates a community plan?We all do! Throughout the planning program, staff are engaging with a broad range of people in the West End, including those of different cultural backgrounds, ages, and incomes, the LGBTQ community, renters and owners.

Why is a community plan important?As Vancouver and the West End continue to grow, a community plan will guide growth in a way that meets the needs of the community, Vancouver as a whole, and the region.

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April Dec NovJan2012 2013

Public Consultation Events

Phase 1Issues & Opportunities

Phase 2Create, Test & Refine Plan Directions

Phase 3Drafting the Plan

Phase 4Plan to Council

Council Approval

WEST END PLANNING PROCESS

Draft PlanOpen Houses (June)

Final Open

Houses (Oct)

PlanDirections

Open Houses(April)

We are

here


B o ar dACTION!ACTION!Cardero Street Mural Davie/Denman Pride Crosswalk

Bute Street Painting Urban Pasture on Robson

Comox Greenway and Denman Street Improvements

Action while planning 2


B o ar dthe PASTthe PASTBthe PASTB othe PASTo athe PASTarthe PASTr dthe PASTd

Looking at the Past

History of the West End

The West End has a wide variety of buildings resulting from the different phases of development as the community evolved.

Starting in the 1890s, the West End forest was logged and gradually replaced with a mix of modest and grand Victorian homes.

In the 1910s, apartments were built, homes along Robson, Denman and Davie Streets (which carried streetcar lines) were redeveloped as shops, and larger homes were converted into rooming houses. City building regulations, which lasted until 1956, restricted these early masonry buildings to a maximum of six storeys, and wood frame buildings to a maximum of three storeys.

During the 1930s and 40s, low-rise apartments were constructed throughout the community. The late 1950s brought

zoning changes and technological advancements which allowed for cheaper and higher quality multi-storey construction.

Between 1962 and 1975, more than 220 high-rises were built. In 1969 and 1973, the residential areas were down-zoned to help address residents’ concerns about changes in their community.

In the 1980s, City Council initiated local area planning programs in the West End. The Commercial and Residential Area Policy Plans were completed in 1986 and 1987 respectively, and led to new zoning for these areas. Since 1989, most major new residential developments have occured in the Burrard and Georgia-Alberni ‘fringe areas’.

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1860 1870 1880 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010

City of Vancouver

incorporated

English Bay beach sand is pumped in & streetcars are

introduced

St. Paul’sHospital opens

Lord RobertsSchool opens

Policy capsbuildings to 6storeys max

6 storeys cap islifted; rental

highrises built

Residentialareas down

zoned

First Symphonyof Fire held at

English Bay

Lions Gate Bridge opens

The West End is largely built

“New Liverpool” subdivision - Burrard

to Stanley Park

District Lot 185 is purchased for $550.75

Constructionbegins on the

seawall

Commercial and Residential Area

Policy Plans

Barclay HeritageSquare officiallyopens

Central AreaPlan approved

Mini-parks begin being built to

calm traffic1862

1886

1890s

1887

1894

1907

1917

1927

1930s

1938

1978

1990

1973 1985

1986

1973

1969

Mole Hillredevelopmentapproved and “Davie Village” is named

1999

1991

1957Rate of Change Policy adopted to protect rental housing1996

2013West EndCommunity Plan

1987

First Pride Parade

West End Timeline

1880 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 2020 2030

0

10

20

30

40

50

60

70

80

90

100

110

120

130

140

150+

Typ

ical

He

igh

t (f

t)

what’snext?

Late 1880’s - WWI

1900 - 20’s

50’s & 60’s

Late 50’s - Early 70’s

30’s, 40’s & 50’s

Mid 70’s - today

Gabriola Mansion

1531 Davie St1901

Kensington

1386 Nicola St.1912

Queen Anne Gardens

1235 Nelson St.1931

Parkwood Apartments

1122 Pendrell St1955

Beach Towers

1600 Beach Ave

1965 / 1968

1403 Beach

1403 Beach Ave1993

Example Buildings:

1887New Liverpool

Subdivision

1929Zoning caps buildings

to 6 storeys max

19576-storey Cap is lifted: Rental highrises built

1969 & 1973Residential areas are down-zoned

1986 & 1987Commercial and Residential Area Policy Plans

2014West End

Community Plan

Evolution of Built Form


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What we’ve heard...

There have been a number of controversial rezoning applications in recent years within the community. Some West End residents have voiced concerns about the consideration of rezoning applications before we finalize the comprehensive community plan that can guide and manage growth that meets the needs of the community today and into the future.

Need for a Clear Community Plan

4

The older parts of the West End (the Neighbourhoods) are cherished as being very livable, high-density places. However, there is a concern that additional height and density in these areas might take away from the livability due to shadowing, lack of parking, and the high costs associated with new construction.

Concerns about Building Height

Phase 1 Consultation Summary – November 2012 Page 19

3b. The West End will have housing that is affordable for all income levels. One way that the City canachieve housing for moderate and lower incomes involves allowing additional density in specificdevelopments. What are the most important factors for the City to consider in the use of this tool?

Summary of ranking explanations:High rises aren’t only option to increase density – 6 storey could replace older 3 storey buildingsImportant to respect existing characterUse of finishing materials (interior/exterior) affects costsMaintain the unique “village” characterCity needs to consider both character/scale and affordabilityAny increase in density must come with public benefitsThere should be no increase in parking with increased densityEncourage low rise over high riseNeed to preserve existing housing stockThe West End needs additional residents to support improved services, accommodate newcomers,and minimize environmental impactExisting residents must be consideredNeed public amenities to support higher densities, e.g. parks, schools, licensed daycares, communitycentres, libraries, bike lanes, community gardensDo not allow additional densityGet federal tax credit back for multi unit apartment buildingsNeed to consider existing residents: construction noise, shadowing/loss of sunThe West End needs new buildings to accommodate future generations, including newcomerfamilies and international students

0% 20% 40% 60% 80% 100%

Impacts on existing residents

Scale and building character

Rents and affordability

Highest priority Lowest priority

One way that the City can achieve housing for moderate and lower incomes involves allowing additional density in specific developments. What are the most important factors for the City to consider in the use of this tool?

The West End’s distinctive character is defined by the diversity of places within the community, which range from quiet tree-lined neighbourhood streets and colourful commercial areas, to the unbeatable location between Stanley Park, English Bay and the downtown.

In 25 years, I want the West End to be recognized for its:

Neighbourhood Character

Phase 1 Consultation Summary – November 2012 9

In 25 years, I want the West End to be recognized for its:

What are three actions the City could take to improve the West End?

Heritage

Most common responses:Protect heritage/character buildings, including those from different architectural eras, e.g.modernist; no ‘façadism’

Other responses:Preserve & celebrate cultural/historical aspects of heritageProvide incentives to refurbish & repaint older/heritage apartments with original styles/colours

Housing

Most common responses:Preserve & renovate/upgrade older apartment buildingsProtect rental stock & create more rental housingPreserve/increase affordable housingProtect/create housing for seniors on fixed incomesRestrict rent hikes, “renovictions”; have rent controlsMore housing for families with children (2+ bedrooms)Ensure diversity of housing types – generalBuild more condosCreate more non market/co ops

5%

8%

11%

13%

13%

16%

16%

17%

17%

29%

30%

36%

36%

45%

0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%

Cycleability

Family friendly services

Multicultural character

Arts & culture scene

Excellent transportation options

Other

Diversity of housing types

Environmental leadership

Shopping opportunities

Community facilities & amenities

Excellent, high quality parks

Walkability

Affordable places to live

Quiet, tree lined residential streets

The West End is generally a modest-income and young neighbourhood. There is a need for affordable housing in the community, particularly rental housing for young families with children, and social housing for seniors on fixed incomes.

Although aging, the current neighbourhood rental stock is in good condition and is vital to maintaining the diversity of people living in the community.

Affordable Housing

Phase 1 Consultation Summary – November 2012 Page 17

2b. What type of housing do you think the West End needs more of in the future?

Summary of ranking explanations:Need more housing for families with children, they need units with more spaceHousing to ensure the diversity of the West End is maintained; all ages & incomesProvide housing for young workers to serve the downtown job marketNot enough 2/3 bedroom units – hard for families to stay in neighbourhoodDiversity of housing is importantMore than just studios and one bedroomsProvide housing for families with childrenImmigrants come with kids and sometimes parents as well

2c. Housing affordability is an important issue for many West End residents. Given the inherent tradeoff between unit size and affordability, would you prefer new housing to have smaller units, withtypically lower rents/costs, or larger units, with typically higher rents/costs?

Summary of explanations:Not either/or – larger units needed for families, but affordability is keyDon’t need high end finishes in new rental housing to keep costs downWho wants to live in a “rabbit hutch”?Small units only support singles – need more diversity in household sizeShared public space is needed with smaller units

0% 20% 40% 60% 80% 100%

Studios/one bedrooms

Two bedrooms

Three or more bedrooms

Diversity of unit types

Larger units78%

Smallerunits22%

Highest priority Lowest priority

Would you prefer new housing to have smaller units with lower rents/costs or larger units with higher rents/costs?

What type of housing do you think the West End needs more of in the future?

Smaller units 22%

Larger units 78%


B o ar dVALUESVALUESVALUESBVALUESB oVALUESo aVALUESarVALUESr dVALUESd

Core Community Values

The West End prides itself as a diverse community that includes people of all ages, incomes, ethnicities and sexual orientations, and that has an eclectic range of building ages, styles, tenures, heights and densities.

1. Diversity

“Create affordable family-oriented and seniors housing.”

Three distinct local business areas (villages) provide shopping, services, amenities and a vibrant experience for locals and visitors alike. These should be strengthened and celebrated!

2. Villages

“Sidewalks need to be widened and improved.”

The mature green leafy residential streets provide a quiet, relaxing experience where neighbours converse, gardens flourish, and people regularly stroll by.

3. Green and Leafy

“Protect the mature tree canopy and plant new trees where possible.”

photo goes here.

West Enders love to walk! The community has the highest percentage of people in the city who walk to work, and the vast majority of people walk to get around locally.

4. Walkability

“More benches and public seating should be provided throughout the community.”

The West End enjoys a range of cultural places and spaces that add to the livability, character and identity of the community. They help meet creative, social and cultural needs and are valued as spaces that need to be maintained and upgraded as the community grows.

5. Culture

“Turn the unused Gabriola Mansion into a cultural centre.”

Public spaces and facilities such as Stanley Park, Barclay Heritage Square, the Seawall, St. Paul’s Hospital, the West End Community Centre, YMCA, Qmunity, and the Aquatic Centre are highly valued by West End residents. These places are viewed as being critical to ensuring livability, and have to be maintained and upgraded to meet community needs.

6. Public Facilities“The Community Centre and Library need upgrading and expanding!”

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City Principles

Achieve a green, environmentally sustainable urban pattern

Support a range of affordable housing options to meet the diverse needs of the community

Foster a robust, resilient economy

Enhance culture, heritage and creativity within the city

Provide and support a range of sustainable transportation options

Protect and enhance public open spaces, parks and green linkages

Foster resilient, sustainable, safe and healthy communities

City of Vancouver principles embody the policies, guidelines, and actions found within the collection of city-wide plans, strategies and charters that have been approved by City Council. These principles help provide a foundation from which to evaluate emerging comminuty plan directions.

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B o ar dTODAYLooking at Today

PopulationFrom 1971 to 2011 the West End’s population increased by 19%, while in the city it increased by 42%.

400,000

500,000

600,000

700,000City of Vancouver Population

West End Population

0

100,000

1971 1976 1981 1986 1991 1996 2001 2006 2011

603,502

426,260 414,280

471,844

545,671

44,54337,515 36,950 38,408 42,103

Owned

Rented

19%

81%

Other (1%

)

Dwelling units in apartment under 5 storeys

Dwelling units in apartment

5 or more storeys

22%

77%

Housing MixForm Tenure Age of Rental Stock

0%

10%

20%

30%

40%

50%

1900

s19

10s

1920

s19

30s

1940

s19

50s

1960

s19

70s

1980

s19

90s

2000

s

Rental units - year of construction

10

10

10

20

10

30

70

350

10

125

1,315

3,665

0

30

3,940

13,655

0

10

1,120

4,585

Number of Bedrooms

Detached

Semi-detached, Duplex, Rowhome

Apartment under 5 storeys

Apartment 5 or more

storeys

4+321Studio

Number of Bedrooms

Build

ing

Type

s

3 4+4+

Nearly 63% of occupied homes in the West End are studios or one bedroom units in mid- or high-rise apartment buildings.

Units with two or more bedrooms are considered most appropriate for families with children. In the West End, 19% of occupied homes have two or more bedrooms, and only 2% have three or more bedrooms.

AffordabilityMedian Household Income (2006)

The average monthly rent for a West End one bedroom apartment is $1,106 (the city-wide average is $1,067). For a household with the median income, approximately 34% of income would be devoted to rent.

$0

$10,000

Citywide West End

$20,000

$30,000

$40,000

$50,000

$47,299$38,581

Monthly Rent (1-BR) by Period of Construction*

$500

$1000

$1500

$2000

$0

BC Housing Income Limit

$950

Post-2000

$1,517

1960-1975

$1,054

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*Note: city-wide average


B o ar dTODAYLooking at Today

Household Demographics

Employment

22%

5%2%

Rest of Vancouver 7%

Outside Vancouver 29%

22%30%

2%

2%5% 3%

Nearly two thirds of employed West End residents work in the central area (64%).

Where West Enders Work How West Enders get to Work

The West End has Vancouver’s highest walk-to-work mode share (40%).

Car (driver)28%

3%

Public Transit24%

Walked40%

Bicycle3%

Other2% Car (driver)

28%

Car (pax)Car (passenger)3%

Public Transit24%

Walked40%

Bicycle3%

Other2%

34%40-64 0-19

6%13%65+

48%20-3948%20-39

Household Size

Age Profile Children

Average household size is lower in the West End (1.5 persons) than in the city overall (2.3 persons). One-person households comprise 59.1% of West End households, compared to 38.6% in the city overall.

Almost half of West End residents are in the 20-39 age group, a much higher proportion compared to the city overall.

The West End has the fourth highest density of children of any Local Area in the city, with an average of 8.8 children/ha.

City-wide West End0

0.5

1

West End

1.5City of Vancouver

2.3

2.3 1.5

Local Area Children/Hectare

Sunset 10.0Kensington-Cedar Cottage 9.7Downtown 9.1West End 8.8Renfrew-Collingwood 8.7

City of Vancouver 6.4

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