What is the difference between a Standard Zone and a Direct Control Provision?

    • A Standard Zone is one that already exists within the Zoning Bylaw and applies to various pieces of land throughout the City.  This type of zoning is meant to provide a range of potential uses and a building envelope, but does not guarantee a specific building design. 

    • A Direct Control Provision is a type of zoning that is unique to a specific site or small area and has special regulations that are necessary based on the context of the site or area.  Usually with this kind of rezoning, a more exact building design is proposed and, if approved by Council, that is the only building that can be built.

    Does the City have standards/regulations for how much shadow can be cast by a building onto a parks or community garden site?

    No, there are no standards/regulations for this.  However, the impacts are considered as part of the review of the application and will factor into Administration’s overall recommendation to City Council.

    Which document takes precedence, the Oliver Area Redevelopment Plan or the Transit Oriented Development Guidelines?

    • The Oliver Area Redevelopment Plan (ARP) is the statutory plan that applies to the Oliver Neighbourhood and rezoning applications must conform to it.  

    • In this case, there is also a proposed amendment to the ARP in order to change policy to allow the rezoning to conform to it.  

    • The Transit Oriented Development Guidelines will be used to help evaluate whether the proposed amendment to the ARP is something Administration should support or not.

    Where will the parking be for this development?

    The parking will either be underground or to the rear of the building accessed from the lane.  Surface parking is not permitted to be located between any building and a public roadway, other than a lane.

    Can the water and drainage network here accommodate this proposed scale of development?

    • EPCOR Water has reviewed the application and advised that upgrades will be required to the water network to support this proposal.  These upgrades would be paid for by the developer.

    • The City is currently reviewing a Drainage Servicing Study to determine if there are any required infrastructure upgrades for storm or sanitary sewers.

    Why did City Council refuse the previous version of this application?

    The City’s full report as well as minutes and video/audio of the Public Hearing can be found here (Navigate to the April 29 - City Council Public Hearing Minutes, items 5.3, 5.4 and 5.5. The video of the Public Hearing will queue up to the correct spot in the top right corner).