2030-2038 Barclay St rezoning application

The proposed project must comply with tower separation requirements to address the privacy concerns to adjacent properties, which means a 60 feet separation from residential tower developments and 50 feet from office/hotel and commercial towers. In general, building operations and maintenance must uphold the safety standards when working on residential units.

The project must comply with tower separation requirements to address the privacy concerns to any adjacent properties, of which means a 60 feet separation from residential tower developments and 50 feet from office/hotel and commercial towers. City staff will provide urban design conditions to the built form as part of the rezoning process, of which the applicant will agree to follow

The West End solar access policy requires no shadowing between 10:00 a.m. and 4:00 p.m. at the equinoxes on to the parks, schools, and public open space. The current shadow study shows minor shading on a small portion of the daycare space. Staff are continuing to work with the applicant to further minimize any shadowing impacts.

This food and beverage area is exclusively intended to serve the hotel guest at the outdoor amenity space. The City of Vancouver has a Noise Control By-law which outlines the hours of the day that sound can be permissible. In addition, amplified sound must not cause an unreasonable disturbance to neighbours. Notably, restaurants are restricted to below an interior sound level of 90 decibels (90 dBA) and cannot occur after midnight. An acoustic report does not need to be provided at the rezoning stage. City staff may instead address neighbouring concerns at the rezoning stage in regards to noise and privacy by applying urban design conditions for the applicant to follow. 

Ensuring adequate servicing of garbage, recycling, and waste collection is part of the staff review process. Engineering conditions will be applied to the proponent’s design at the rezoning stage only if servicing improvements are needed. A more detailed review of the proposal’s design occurs at the Development Permit Stage to ensure appropriate servicing egress is available to and from the building. Requests for information or enquiries regarding waste management are best enquired at the Development Permit phase because the proposal’s architectural design at that stage is more refined. 

The new Hotel Development Policy requires a 60-foot separation between hotel and residential tower developments and a 50-foot separation between office/hotel and commercial towers. These separations will be addressed through the rezoning process by applying urban design conditions for the applicant to follow. City staff will include urban design conditions at the rezoning stage to ensure this separation is maintained and that privacy and livability are maintained to nearby residential buildings.

The proposal is being considered under the Hotel Development Policy and takes precedence over the heights outlined in the West End Community Plan. City staff are currently reviewing the height of the proposal and may apply urban design conditions to lower the height in order to preserve protected public views or to reduce shadowing onto public spaces. The height proposed does not appear to come into direct contact with any existing view cones.

The proposal is being considered under the Hotel Development Policy and takes precedence over the heights outlined in the West End Community Plan. City staff are currently reviewing the height of the proposal and may apply urban design conditions to lower the height in order to preserve protected public views or to reduce shadowing onto public spaces.

The site is located outside of the Village Areas of the West End Community Plan. There are no requirements to limit shadowing on sidewalks located north of the site. City staff will work with applicants and/or apply urban design conditions to the built form of projects to reduce shadowing on public parks, public schools, and civic spaces. In addition, the City has policy to avoid creating new shadow impacts on the opposite sidewalks in Village High Streets between the spring and fall equinoxes from 10 am to 4 pm. City staff review a proposal’s shadow impacts and mitigations are applied on a case by case basis.

This proposal must comply with this tower separation requirements of a 60 feet separation between hotel to residential buildings. City staff are currently reviewing the height of the proposal and may apply urban design conditions to lower the height in order to preserve protected public views or to reduce shadowing onto parks and schools.

The proposal must comply with minimum tower separation requirements to ensure it does not impact the development potential of adjacent sites. This proposal must comply with this tower separation requirements of a 60-foot separation between hotel to residential buildings. City staff will provide urban design conditions to the built form as part of the rezoning process, of which the applicant will agree to follow if the rezoning proposal is approved.

This proposal must comply with this tower separation requirements of a 60 foot separation between hotel to residential buildings. This is a standard distance being applied to ensure privacy. City staff will provide urban design conditions to the built form as part of the rezoning process, of which the applicant will agree to follow if the rezoning proposal is approved.