development permit system

Zoning

Site Plan

VarianceDPS practically integrates

official plans as well

Zoning

• Derived from nuisance• Negative language• Low emotional IQ

Setback for Upper Building Level Facing A Street

In a CRE zone, the minimum setback from the main wall of a building or structure that faces a lot line that abuts a street (other than a public lane) shall be:

(A) 3.0 metres for the portion of the building or structure which exceeds a height of 20.0 metres; or

(B) 3.0 metres for the portion of the building or structure which exceeds a height of 16.0 metres in the case of a lot that fronts King Street East.

M5V Life Condo

The Conversation

…he was determined to create a strong planning department with adequate resources that could distance itself from developers’ interests, establish independence within the city bureaucracy, and provide clear advice to the city council.

RaySpaxman

The Conversation

“commodity and firmness” [are] left to the regulations while the “delight” [is] pursued through the guidelines and careful design negotiations (interview)

RaySpaxman

Downtown Study Team Reports, 1974

Retain the legally defined standards but add explicit guidelines against which proposals are evaluated.

Establish a committee to manage permits and negotiate

Require dialogue at the concept stage

‘53 Vancouver Charter allows city to innovate

Where an area is zoned CD-1 … and Council has approved the form of development, the Development Permit Board may approve the issuance of permits…provided however:

(a) the development is consistent with the intent and purpose of this by-law and any applicable official development plan…

ODP Governs Development

In draft form – originally imagined by former Vancouver planner Larry Beasley – the new, high-density development of 1,100 residential units seemed merely a dreamscape.

But with the athlete’s village … Vancouver has scored big-time.

Getting the job done required impressive collegiality and political will.

Lisa Rochon, The Globe and Mail, Feb. 13, 2010

Southeast False Creek

Official Development Plan

2.1.1 Development is to create a legible overall form that

reinforces the idea of the False Creek “basin”

2.1.2 Distinct neighbourhood

precincts

2.1.3 Integrated community

2.1.4 Street hierarchy

2.1.5 Connected public open spaces

and parks

2.1.6 Integrated transit

2.1.7 Vibrant commercial

heart

2.1.8 Waterfront animation

2.1.9 Clustered community

services

2.1.10 Heritage recognition

2.1.11 Incremental varied development

2.1.12 Demonstrated sustainability

Southeast False Creek

Official Development Plan

Precinct by-laws replace “secondary” plans

General Development Permit By-lawPolicies – and guidelines – applicable throughout municipality

Precinct by-law

Precinct by-law

Precinct by-law

Skeletal Official Plan PoliciesMinimal content – just enough to enable by-laws

Use complete application provisions creatively

Zoning

Site Plan

VarianceMore local control and

better conversation