false creek flats zoning implementation -...
TRANSCRIPT
vancouver.ca/falsecreekflats
FALSE CREEK FLATS ZONING IMPLEMENTATION Public Hearing. September 19, 2017
vancouver.ca/falsecreekflats
FLATS PLAN
KEYS TO THE PLAN
The Plan proposes five
keys to unlocking the potential of
the FlatsCONNECTIONS
ENVIRONMENT
PLACES
PROGRAMS SPACES
vancouver.ca/falsecreekflats
STRATEGIC INTENT
• Establish opportunities to intensify a diverse economy, including light industrial and artist spaces.
• Enable community economic amenity spaces for skills training and tool and resource sharing.
• Create certainty on land use, development, and zoning rights.
• Reducing the need for site specific rezoning.
vancouver.ca/falsecreekflats
DIVERSITY OF EMPLOYMENT OPPORTUNITIES
CREATIVE PRODUCTS
MANUFACT’G
LABORATORYPRODUCTION REHEARSAL
PRODUCTION, DISTRIBUTION AND REPAIR
ARTISTS STUDIO B
ECONOMICENABLING
ACTIVITIES
GENERAL OFFICE
DEICT RENTAL HOUSING
STRATA HOUSING
LEVERAGE higher value uses to SECURE light industrial and artist space
* DEICT = Digital Entertainment and Information Communication Technology (Digital Office)
*
vancouver.ca/falsecreekflats
CREATIVE PRODUCTS
MANUFACT’G
LABORATORYPRODUCTION REHEARSAL
PRODUCTION, DISTRIBUTION AND REPAIR
ARTISTS STUDIO B
ECONOMICENABLING
ACTIVITIES
GENERAL OFFICE
DEICT RENTAL HOUSING
STRATA HOUSING
LEVERAGE higher value uses to SECURE light industrial and artist space
SECURING LIGHT INDUSTRIAL AND ARTIST SPACE
vancouver.ca/falsecreekflats
TWO APPROACHES DEPLOYED FOR CERTAINTY
Economic consultants were utilized throughout the plan and zoning development to provide specialized input into land values and economic implications of zoning changes.
INCLUSIONARY ECONOMIC ZONING BONUS DENSITY
vancouver.ca/falsecreekflats
TWO APPROACHES DEPLOYED FOR CERTAINTY
Outright Limit on High-Value Use
Inclusion of Desired Use
Additional High-Value Use
OPTION A OPTION B
ACHIEVES OR
This tool permits additional high-value use (eg. office) to be achieved when certain desired uses are included (eg. industrial/arts).
Economic consultants were utilized throughout the plan and zoning development to provide specialized input into land values and economic implications of zoning changes.
INCLUSIONARY ECONOMIC ZONING BONUS DENSITY
vancouver.ca/falsecreekflats
TWO APPROACHES DEPLOYED FOR CERTAINTY
INCLUSIONARY ECONOMIC ZONING BONUS DENSITY
This tool permits additional high-value use (eg. office) to be achieved when certain desired uses are included (eg. industrial/arts).
This tool permits additional optional density with an amenity share contribution (eg. community centre space for economic enabling activities).
Outright Limit on High-Value Use
Additional Density Available Through Contribution of
Amenity Share
Inclusion of Desired Use
Additional High-Value Use
OPTION A
BASE ZONE
BONUS DENSITY
OPTION A OPTION BOPTION B
ACHIEVES OR OR
AND
OR
Economic consultants were utilized throughout the plan and zoning development to provide specialized input into land values and economic implications of zoning changes.
vancouver.ca/falsecreekflats
Land Value of Base Density
Land Value of Density Bonus
Additional incentive to landowner or developer
Contribution to City (Fixed Rate)
BONUS DENSITY
• Amenity Share Contribution rates need to be established to ensure development viability AND contribute to the costs of growth.
vancouver.ca/falsecreekflats
ACTIVATING THE GROUND FLOOR
• All district schedules take zone-specific approaches to activating ground floor to provide amenity and interest.
• This includes industrial activity spilling out, accessory and local serving retail, restaurants, breweries, cafes, and farmers markets.
• Incorporate place making throughout with public art, street furniture, lighting and signage.
vancouver.ca/falsecreekflats
REPORT RECOMMENDATIONS
• Rescind the existing rezoning policy;
• Approve a new rezoning policy;
• Amend existing zoning district schedules;
• Approve a new zoning district schedule for the Innovation Hub (FC-2); and
• Adopt new Urban Design and Development Frameworks and Guidelines.
vancouver.ca/falsecreekflats
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RT-3
MC-1 Sub-area A
RM-3ACD-1
CD-1
CD-1
CD-1 I-2Sub-area B
Strathcona Park
I-2Sub-area A
Trillium Park
FC-2
FC-1
CD-1
IC-3Sub-area A
I-3 Sub-area B
Sub-area A
Sub-area A
1-3 Sub-area A
1-2
1-2
FC-2
I-3 Sub-area A
I-3
I-3
NEW FALSE CREEK FLATS ZONING MAP
vancouver.ca/falsecreekflats
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RT-3
MC-1 Sub-area A
RM-3ACD-1
CD-1
CD-1
CD-1 I-2Sub-area B
Strathcona Park
I-2Sub-area A
Trillium Park
FC-2
FC-1
IC-3Sub-area A
Sub-area A
Sub-area A
1-3 Sub-area A
1-2
1-2
FC-2
I-3 Sub-area A
I-3
I-3
NEW FALSE CREEK FLATS ZONING MAP
No Change to Zoning
St. Paul’s Hospital
Emily Carr University
vancouver.ca/falsecreekflats
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PACIFIC BLVD
PACIFIC BLVD
I-2 SUB-AREA A: CORE INDUSTRIAL BACK-OF-HOUSE
Intention: Secure and strengthen light industrial and art production role.
Density/Use: Density remains at 3.0 FSR. Remove Certain Uses (Vehicle Dealer & Mini-Storage Warehouse).
Height: No Change, 18.3 m (60 ft) to 30.5 m (100 ft)
vancouver.ca/falsecreekflats
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PACIFIC BLVD
PACIFIC BLVD
I-2 SUB-AREA B: INTENSIFIED INDUSTRIAL
Intention: Incentivize retention/expansion of light industrial space while intensifying employment to support new and innovation economies.
Density/Use: 3.0 FSR max. Introduce Creative Products Manufacturing (CPM). Inclusionary maximum of 4.0 FSR and a relaxation of CPM with 1.0 light industrial or art space.
Height: Outright 18.3 m (60 ft). Conditional height increased to 36.6 m (120 ft).
vancouver.ca/falsecreekflats
CREATIVE PRODUCTS
MANUFACT’G
LABORATORYPRODUCTION REHEARSAL
PRODUCTION, DISTRIBUTION AND REPAIR
ARTISTS STUDIO B
ECONOMICENABLING
ACTIVITIES
GENERAL OFFICE
DEICT RENTAL HOUSING
STRATA HOUSING
LEVERAGE higher value uses to SECURE light industrial and artist space
Additional CPM and density is achievable with the delivery of 1.0 FSR of Light Industrial or Artist Studio.
I-2 SUB-AREA B: INTENSIFIED INDUSTRIAL
BASE ZONING
(1 possible high-value configuration)
INCLUSIONARY ECONOMIC OPTION
(1 of many options)
GENERAL OFFICE
CPM CPM
CPM
OTHER USES INDUSTRIAL / ART
OR
OFFICE / CPM
*
* CPM = Creative Products Manufacturing
INCLUSIONARY ECONOMIC ZONING
vancouver.ca/falsecreekflats
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UNION ST
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PACIFIC BLVD
PACIFIC BLVD
I-3 SUB-AREA A: INTENSIFIED EMPLOYMENT
Intention: Intensify and diversify employment options to support new and innovative economies.
Density/Use: 3.0 FSR max. 2.0 additional density achieved through Bonus Density. Additional Office with inclusion of 1.0 light industrial or art space.
Height: Outright 18.3 m (60 ft) Conditional increased to 45.7 m (150 ft).
vancouver.ca/falsecreekflats
I-3 SUB-AREA A: INTENSIFIED EMPLOYMENT
2.0 FSR of optional density available with an amenity share contribution of $107.63 per sq. m. ($10 / sq. ft.)
BASE ZONING OPTION BONUS DENSITY OPTION
OR
BONUS DENSITY
vancouver.ca/falsecreekflats
BASE ZONING
(1 possible high-value configuration)
BONUS BASE ZONING
(1 of many options)
INCLUSIONARY ECONOMIC OPTION
(1 of many options)
OFFICE/DEICT
DEICT CPM GENERAL OFFICE
DEICT GENERAL OFFICE
CPM INDUSTRIAL / ART
OR OR
DEICT GENERAL OFFICE
*
* DEICT = Digital Entertainment and Information Communication Technology (Digital Office)
INCLUSIONARY ECONOMIC ZONING
DEICT *
OFFICE / DEICT GENERAL OFFICE
I-3 SUB-AREA A: INTENSIFIED EMPLOYMENT
vancouver.ca/falsecreekflats
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PACIFIC BLVD
MC-1 SUB-AREA A: INDUSTRIAL / RESIDENTIAL MIXED-USE TRANSITION Intention: Mixed-use zone transitions from the industrial below to the residential neighbourhood above.
Density/Use: Maximum reduced to 2.5 FSR. Introduction of Secured Market Rental Housing or Social Housing above job space.
Height: Maximum conditional height reduced to 13.7 (45 ft)
vancouver.ca/falsecreekflats
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EBEC
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EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
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SCO
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TR
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WIN
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ST G
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CA
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DR
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BE
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CLA
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PACIFIC BLVD
PACIFIC BLVD
IC-3 SUB-AREA A: RENTAL INCENTIVE ARTIST LIVE-WORK MIXED-USE ZONE
Intention: Encourage additional affordable and rental housing.
Density/Use: Retain maximum of 3.0 FSR. Allow relaxation to 4.0 with the inclusion of 100% secured market rental or 20% social housing.
Height: 18.3 m (60 ft) with conditional increased to 30.5 m (100 ft).
vancouver.ca/falsecreekflats
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NORTHERN ST
QU
EBEC
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EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
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SCO
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ST
KE
ITH
DR
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TR
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CA
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DR
IVE
GLE
N D
RIV
EG
LEN
DR
IVE
RA
YM
UR
AV
E
CA
MP
BE
LL A
VE
HA
WK
S
CLA
RK
DR
IVE
CLA
RK
DR
IVE
DU
NLE
VY
FO
LEY
ST
PR
INC
E E
DW
AD
ST
WILLIAM ST
GO
RE
AV
E
PACIFIC BLVD
PACIFIC BLVD
FC-2 INNOVATION HUB
Intention: To establish a
high-density mixed use
neighbourhood to support a
thriving centre for new and
emerging economies.
Density/Uses: Density ranges
from 1.0 to 7.5 FSR. A variety
of uses include the full-
spectrum of employment
activities as well as social,
rental, and strata market
housing.
Height: Range from 10.7 m
(35 ft) to 52 m (170 ft).
vancouver.ca/falsecreekflats
E 5TH AVE
E 6TH AVE
E 7TH AVE
E 8TH AVE
E 1ST AVE
E 2ND AVE
E 1ST AVEE 3RD AVE
E 4TH AVE
NATIONAL AVE
AV
EH
EA
TLE
Y
JAC
KSO
N A
VE
HA
WK
S A
VE
JAC
KSO
N A
VE
GO
RE
AV
E
MA
IN S
T
MA
IN S
T
BE
GG
ST
TERMINAL AVE
ATLANTIC ST
INDUSTRIAL AVE
THO
RN
TON
ST
THO
RN
TON
ST
STA
TIO
N S
T
STA
TIO
N S
T
CO
TTR
ELL
ST
NORTHERN ST
QU
EBEC
ST
EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
K S
T
SCO
TIA
ST
KE
ITH
DR
IVE
GU
ELP
H S
TR
EE
T
CA
RO
LIN
A S
T
EARL FINNING WAY
WIN
DSO
R S
T
ST C
AT
HE
RIN
ES
ST
GLE
N D
RIV
E
KE
ITH
DR
IVE
ST G
EO
RG
E S
T
CA
RO
LIN
A S
T
ST G
EO
RG
E S
T
VE
RN
ON
DR
IVE
VE
RN
ON
DR
IVE
GLE
N D
RIV
EG
LEN
DR
IVE
RA
YM
UR
AV
E
CA
MP
BE
LL A
VE
HA
WK
S
CLA
RK
DR
IVE
CLA
RK
DR
IVE
DU
NLE
VY
FO
LEY
ST
PR
INC
E E
DW
AD
ST
WILLIAM ST
GO
RE
AV
E
PACIFIC BLVD
PACIFIC BLVD
FC-2 SUB-AREA A: PACIFIC CENTRAL FRAME
Intention: To establish
a site for high-intensity
employment near transit.
Density/Use: Increased
maximum density to 7.0 FSR.
A variety of employment
uses including office.
Height: 22.9 m (75 ft) to
52 m (170 ft).
vancouver.ca/falsecreekflats
E 5TH AVE
E 6TH AVE
E 7TH AVE
E 8TH AVE
E 1ST AVE
E 2ND AVE
E 1ST AVEE 3RD AVE
E 4TH AVE
NATIONAL AVE
AV
EH
EA
TLE
Y
JAC
KSO
N A
VE
HA
WK
S A
VE
JAC
KSO
N A
VE
GO
RE
AV
E
MA
IN S
T
MA
IN S
T
BE
GG
ST
TERMINAL AVE
ATLANTIC ST
INDUSTRIAL AVE
THO
RN
TON
ST
THO
RN
TON
ST
STA
TIO
N S
T
STA
TIO
N S
T
CO
TTR
ELL
ST
NORTHERN ST
QU
EBEC
ST
EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
K S
T
SCO
TIA
ST
KE
ITH
DR
IVE
GU
ELP
H S
TR
EE
T
CA
RO
LIN
A S
T
EARL FINNING WAY
WIN
DSO
R S
T
ST C
AT
HE
RIN
ES
ST
GLE
N D
RIV
E
KE
ITH
DR
IVE
ST G
EO
RG
E S
T
CA
RO
LIN
A S
T
ST G
EO
RG
E S
T
VE
RN
ON
DR
IVE
VE
RN
ON
DR
IVE
GLE
N D
RIV
EG
LEN
DR
IVE
RA
YM
UR
AV
E
CA
MP
BE
LL A
VE
HA
WK
S
CLA
RK
DR
IVE
CLA
RK
DR
IVE
DU
NLE
VY
FO
LEY
ST
PR
INC
E E
DW
AD
ST
WILLIAM ST
GO
RE
AV
E
PACIFIC BLVD
PACIFIC BLVD
FC-2 (B, C1, C2 & D)CITY’S INNOVATION HUB
Intention: To deliver an
amenity-rich public node on
these 7 acres of City-owned
land to anchor public life and
support a thriving, high-tech
innovation economy.
Density/Use: Ranges from 1.0
to 7.5 FSR. A variety of uses
including space for high-tech
and research, arts production
and food economy, limited
residential, and public places
with amenities.
Height: 10.7 m (35 ft) to 51.8
m (170 ft)
vancouver.ca/falsecreekflats
E 5TH AVE
E 6TH AVE
E 7TH AVE
E 8TH AVE
E 1ST AVE
E 2ND AVE
E 1ST AVEE 3RD AVE
E 4TH AVE
NATIONAL AVE
AV
EH
EA
TLE
Y
JAC
KSO
N A
VE
HA
WK
S A
VE
JAC
KSO
N A
VE
GO
RE
AV
E
MA
IN S
T
MA
IN S
T
BE
GG
ST
TERMINAL AVE
ATLANTIC ST
INDUSTRIAL AVE
THO
RN
TON
ST
THO
RN
TON
ST
STA
TIO
N S
T
STA
TIO
N S
T
CO
TTR
ELL
ST
NORTHERN ST
QU
EBEC
ST
EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
K S
T
SCO
TIA
ST
KE
ITH
DR
IVE
GU
ELP
H S
TR
EE
T
CA
RO
LIN
A S
T
EARL FINNING WAY
WIN
DSO
R S
T
ST C
AT
HE
RIN
ES
ST
GLE
N D
RIV
E
KE
ITH
DR
IVE
ST G
EO
RG
E S
T
CA
RO
LIN
A S
T
ST G
EO
RG
E S
T
VE
RN
ON
DR
IVE
VE
RN
ON
DR
IVE
GLE
N D
RIV
EG
LEN
DR
IVE
RA
YM
UR
AV
E
CA
MP
BE
LL A
VE
HA
WK
S
CLA
RK
DR
IVE
CLA
RK
DR
IVE
DU
NLE
VY
FO
LEY
ST
PR
INC
E E
DW
AD
ST
WILLIAM ST
GO
RE
AV
E
PACIFIC BLVD
PACIFIC BLVD
FC-2 SUB-AREA E
MIXED USE/INDUSTRIAL
Intention: Create a diverse and complete mixed development with rental residential above light industrial and other economic activities.
Density: Base maximum of 3.0 FSR. Bonus density to a maximum of 6.5 FSR, including 3.5 of residential.
Height: Outright of 18.3 m (60 ft) conditional to a maximum of 42.7 m (140 ft).
vancouver.ca/falsecreekflats
BASE ZONING
(1 possible high-value configuration)
INCLUSIONARY ECONOMIC OPTION
(1 of many options)
OFFICE/RETAIL
OFFICE/RETAIL
GENERAL OFFICE
INDUSTRIAL / ART
OR
INCLUSIONARY ECONOMIC ZONING
FC-2 SUB-AREA E: MIXED-USE/INDUSTRIAL
CPM
CPM
CREATIVE PRODUCTS
MANUFACT’G
LABORATORYPRODUCTION REHEARSAL
PRODUCTION, DISTRIBUTION AND REPAIR
ARTISTS STUDIO B
ECONOMICENABLING
ACTIVITIES
GENERAL OFFICE
DEICT RENTAL HOUSING
STRATA HOUSING
LEVERAGE higher value uses to SECURE light industrial and artist space
Additional General Office is achievable with the delivery of 1.0 FSR of Light Industrial or Artist Studio.
vancouver.ca/falsecreekflats
BONUS DENSITY
BONUS DENSITY OPTION
(1 of many options)
INCLUSIONARY ECONOMIC OPTION
(1 of many options)
OFFICE/RETAILOFFICE/RETAIL
GENERAL OFFICE
MARKET RENTAL
MARKET RENTAL
MARKET RENTAL
GENERAL OFFICE
INDUSTRIAL / ARTINDUSTRIAL / ART
OR
3.5 FSR of optional density available with an amenity share contribution of $1,291.67 / sq. m.
($120 / sq. ft.)
FC-2 SUB-AREA E: MIXED-USE/INDUSTRIAL
vancouver.ca/falsecreekflats
BONUS DENSITY OPTION
(1 of many options)
INCLUSIONARY HOUSING OPTION
(1 of many options)
INCLUSIONARY ECONOMIC OPTION
(1 of many options)
OFFICE/RETAIL OFFICE/RETAILOFFICE/RETAIL
GENERAL OFFICE GENERAL OFFICE
MARKET RENTAL RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
MARKET RENTAL
MARKET RENTAL
GENERAL OFFICE
INDUSTRIAL / ART INDUSTRIAL / ARTINDUSTRIAL / ART
OR OR
FC-2 SUB-AREA E: MIXED-USE/INDUSTRIAL
INCLUSIONARY HOUSING OPTION
50% SOCIAL HOUSING
vancouver.ca/falsecreekflats
PACIFIC BOULEVARD
E 5TH AVE
E 5TH AVE
E 6TH AVE ST G
EO
RG
E S
T
GU
ELP
H S
T
PR
INC
E E
DW
AR
D S
T
SCO
TIA
ST
LORNE
ST
SOUTHERN ST
CENTRAL ST
NORTHERN ST
CA
RO
LIN
A S
T
FR
ASE
R S
T
E 1ST AVE
E 1ST AVE
E 2ND AVE
E 3RD AVE
E 4TH AVE
NATIONAL AVE
MA
IN S
T
BE
GG
ST
TERMINAL AVE
ATLANTIC ST
INDUSTRIAL AVE
ST
THO
RN
TON
ST
STA
TIO
N S
T
CO
TTR
ELL
ST
FO
LEY
ST
SCO
TIA
ST
QU
EB
EC
ST
EVANS AVE
MALKIN AVE
NATIONAL AVE
E 1ST AVE
E 2ND AVE
E 3RD AVE
E 5TH AVE
VENABLES ST
ADANAC ST
PARKER ST
NAPIER ST
WILLIAM ST
CHARLES ST
KITCHENER ST
GRANT ST
GRAVELEY ST
PRIOR ST
UNION ST
GREAT NORTHERN WAY
VE
RN
ON
DR
IVE
GLE
N D
RIV
E
CA
MP
BE
LL A
VE
CLA
RK
DR
IVE
WE
STE
RN
GLE
N D
RIV
EG
LEN
DR
IVE
A
B
C
REZONING POLICY
Intention: Three unique sites have been identified in the new rezoning policy to respond to the site specific challenges and opportunities.
A - North of New Malkin
B - Railyards Heritage Hub
C - Cultural Hub
vancouver.ca/falsecreekflats
E 5TH AVE
E 6TH AVE
E 7TH AVE
E 8TH AVE
E 1ST AVE
E 2ND AVE
E 1ST AVEE 3RD AVE
E 4TH AVE
NATIONAL AVE
AV
EH
EA
TLE
Y
JAC
KSO
N A
VE
HA
WK
S A
VE
JAC
KSO
N A
VE
GO
RE
AV
E
MA
IN S
T
MA
IN S
T
BE
GG
ST
TERMINAL AVE
ATLANTIC ST
INDUSTRIAL AVE
THO
RN
TON
ST
THO
RN
TON
ST
STA
TIO
N S
T
STA
TIO
N S
T
CO
TTR
ELL
ST
NORTHERN ST
QU
EBEC
ST
EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
K S
T
SCO
TIA
ST
KE
ITH
DR
IVE
GU
ELP
H S
TR
EE
T
CA
RO
LIN
A S
T
EARL FINNING WAY
WIN
DSO
R S
T
ST C
AT
HE
RIN
ES
ST
GLE
N D
RIV
E
KE
ITH
DR
IVE
ST G
EO
RG
E S
T
CA
RO
LIN
A S
T
ST G
EO
RG
E S
T
VE
RN
ON
DR
IVE
VE
RN
ON
DR
IVE
GLE
N D
RIV
EG
LEN
DR
IVE
RA
YM
UR
AV
E
CA
MP
BE
LL A
VE
HA
WK
S
CLA
RK
DR
IVE
CLA
RK
DR
IVE
DU
NLE
VY
FO
LEY
ST
PR
INC
E E
DW
AD
ST
WILLIAM ST
GO
RE
AV
E
PACIFIC BLVD
PACIFIC BLVD
DESIGN & DEVELOPMENT POLICIES
Intention: Established to balance the needs of an active public realm and functional employment spaces. These are an important tool to help manage the implementation of the plan.
Guidelines Apply to:
• I-3 Sub Area A;
• I-2 Sub-Area B;
• FC-2;
• MC-1 Sub-Area A; and
• IC-3 Sub-Area A.
vancouver.ca/falsecreekflats
STRATHCONAPARK
TRILLIUMPARK
THORNTONPARK
CREEKSIDEPARK
CHINA CREEKNORTH PARK
GUELPH PARK
E 5TH AVE
E 6TH AVE
E 7TH AVE
E 8TH AVE
E 1ST AVE
E 2ND AVE
E 1ST AVEE 3RD AVE
E 4TH AVE
NATIONAL AVE
AV
EH
EA
TLE
Y
JAC
KSO
N A
VE
HA
WK
S A
VE
JAC
KSO
N A
VE
GO
RE
AV
E
MA
IN S
T
MA
IN S
T
BE
GG
ST
TERMINAL AVE
ATLANTIC ST
INDUSTRIAL AVE
THO
RN
TON
ST
THO
RN
TON
ST
STA
TIO
N S
T
STA
TIO
N S
T
CO
TTR
ELL
ST
CENTRAL ST
NORTHERN ST
QU
EBEC
ST
EVANS AVE
MALKIN AVENATIONAL AVE
PRIOR STVENABLES ST
UNION ST
E GEORGIA ST
KEEFER ST
GREAT NORTHERN WAY
BROADWAY
BR
UN
SWIC
K S
T
SCO
TIA
ST
KE
ITH
DR
IVE
GU
ELP
H S
TR
EE
T
CA
RO
LIN
A S
T
EARL FINNING WAY
WIN
DSO
R S
T
ST C
AT
HE
RIN
ES
ST
GLE
N D
RIV
E
KE
ITH
DR
IVE
ST G
EO
RG
E S
T
CA
RO
LIN
A S
T
ST G
EO
RG
E S
T
VE
RN
ON
DR
IVE
VE
RN
ON
DR
IVE
GLE
N D
RIV
EG
LEN
DR
IVE
RA
YM
UR
AV
E
CA
MP
BE
LL A
VE
HA
WK
S
CLA
RK
DR
IVE
CLA
RK
DR
IVE
DU
NLE
VY
FO
LEY
ST
PR
INC
E E
DW
AD
ST
WES
TER
N S
T
WILLIAM ST
GO
RE
AV
E
Industrial to General Urban
Mixed Employment to General Urban
REGIONAL CONTEXT STATEMENT (RCS)
Intention: Two minor amendments to our Regional Context Statement ODP are required to implement the zoning.