vancouver.ca/rezoning

WelcomeThe City of Vancouver has received an application to rezone the subject site from IC-2 (Light Industrial) District to CD-1 (Comprehensive Development) District. The proposal is for a six-storey mixed-use building and includes:

• 51 market residential units;

• Commercial uses on the ground floor;• A floor space ratio (FSR) of 3.0; • A building height of six storeys and 23.8 m (78 ft); • 68 commercial parking stalls and 54 residential parking stalls; and• 82 bicycle stalls.

This application is being considered under the Mount Pleasant Community Plan.

vancouver.ca/rezoning

Rezoning Frequently Asked QuestionsQ. What is zoning?

A. Zoning regulates the use and development of property in the city through bylaws approved by City Council. Zoning is informed by Council policies, initiatives, or directions based on goals for the future of the city and its neighbourhoods.

Q. What does zoning regulate?

A. Zoning regulates the use of a site (retail, residential, office, etc.) and the characteristics of buildings on a site (height, floor area and other physical aspects of the development).

Q. Who makes a decision on rezoning?

A. City Council makes the final decision on whether to approve, modify, or refuse a rezoning application. City staff review applications and make a recommendation to City Council.

Q. How do you change zoning?

A. A property owner or developer/architect working on behalf of a property owner will make an application to rezone a site. A developer starts the process with an enquiry to the City.

Staff give the applicant advice, but no formal position is provided. After an application is received, Rezoning Centre staff seek input from various City departments, the public, and advisory groups of Council such as the Urban Design Panel, Vancouver Heritage Commission, etc.

The application is then evaluated by Planning staff, taking into consideration

the input received from the various departments, the public and advisory groups. A report is written which provides a comprehensive analysis of the application and a recommendation that it be referred to a public hearing.

Council then hears from the public and makes its decision on the application. The final step for Council is enactment of the zoning bylaw. This occurs after the applicant has fulfilled required bylaw conditions.

Q. What is the relationship between policy, zoning, and development permits?

A. • Policy sets broad goals for a community. It can also provide location and types of housing, shopping areas, neighbourhood centres, and a vision for a particular area.

• Zoning sets the use and regulations on any given parcel of land.

• A development permit grants permission for a particular development in accordance with the zoning.

Q. What are important design components in evaluating a rezoning?

A. • Height

• Access to sun

• Landscaping

• Access and circulation for pedestrians

• Ground floor uses

• Contribution to the public realm

• Building massing/form of development

vancouver.ca/rezoning

Rezoning Process

Rezoning Application

An application is formally submitted and the rezoning process begins.

Staff Analysis and Conclusions

The application is then evaluated by Planning staff, taking into

consideration the input received from the various City departments, the

public and advisory groups.

Rezoning Report and Recommendations to Council

A report is written which provides a complete analysis of the application

and a recommendation that it be referred to a public hearing and

approved or refused.

Review by Public, Staff and Advisory Groups

After an application is received, staff in the Rezoning Centre seek input from various City departments, the public, and advisory groups to the City, such as the Urban Design Panel, Vancouver Heritage Commission, etc.

Refuse

If a refusal is recommended, the applicant may appeal to City Council

directly on why the application warrants consideration at a hearing.

Council may refuse the application or refer it to a public hearing for further

consideration.

Public Hearing

A decision is made by

City Council to approve or refuse

the rezoning application.

Approve, subject to conditions Refuse

Satisfy Conditions

Enact Bylaw

Key opportunity for public input (although input can be

received throughout process, including at a Public Hearing).

WE ARE HERE

vancouver.ca/mountpleasant

SECTION 5.2: MAIN 2ND TO 7TH

• Create an urban community along Main Street (2nd to 7th Avenues) with a mix of residential, office, and retail uses.

• The retail character should be one of local-serving shops and services with small and varied frontages, along with a grocery store.

• Investigate permitting additional height at Main and 2nd Avenue during plan implementation.

• Link the historical and industrial aesthetics in new development, and promote and imbed architectural innovation and experimentation.

• Special care is needed to address the width of Main Street and its attendant traffic; examine opportunities to widen sidewalks and improve pedestrian crossings.

Mount Pleasant Community PlanApproved by City Council November 18, 2010

RELEVANT POLICY DIRECTIONSCHARACTER AND VIEWS

• Conceive of Mount Pleasant as a distinctive “Hilltown” area. Buildings should respond to the natural slope.

• Retain the Main Street view cone (from 6th Avenue looking northward), protect existing views, and restrict development of higher buildings along the east side of Main Street.

ARTS AND CULTURE SPACES

• Retain and create flexible multi-use neighbourhood spaces such as studios, offices, rehearsal/production and indoor/outdoor events space.

• Provide housing options for artists.

• Strengthen cultural districts or hubs in the neighbourhood.

• Animate lanes through cultural creation and production spaces.

vancouver.ca/mountpleasant

Mount Pleasant Community Plan ImplementationSection 3.5 Policies

Approved by City Council October 23, 2013

LOWER MAIN: A NEW URBAN COMMUNITY

The Mount Pleasant Community Plan established that Main Street between 2nd and 7th Avenue should develop into an urban community with a mix of residential, office and retail uses, with expanded arts and culture spaces. Given the permission to allow residential uses in an existing light-industrial/commercial zone, it can be expected that the change in this part of Mount Pleasant will be quite pronounced. Within this anticipated change, it is important for any transformation to respect the area’s industrial history and continue to provide jobs.

Section 3.5.2: Height

3rd to 6th Avenue: Up to 6 storeys (approximately19.8 m or 65’) at any point, and respecting view conedimensions on the east side of Main Street.

Section 3.5.3: Density

The maximum density between 3rd and 6th Avenue is 3.0 FSR.

Section 3.5.1: Use

The priority for ground level uses is to serve an animation/activation function along frontages (arterial street, flanking street, lane). A mix of uses including office, retail, cultural and light industrial are permitted on the first storey. A limited amount of residential use may be considered to help fulfill the desire to animate the lane.

Residential uses are permitted on upper storeys. Commercial use is also strongly encouraged.

Lower Main - East Elevation

vancouver.ca/mountpleasant

Mount Pleasant Community Plan ImplementationApproved by City Council October 23, 2013

• Respond to the view cone by encouraging buildings to organize massing in a variety of ways.

• Distinguish the ‘start’ of Mount Pleasant at 2nd Avenue though building form, scale and massing.

• On the east side of Main Street, organize massing perpendicular

to Main Street, distinguishing it from west side massing.

• On the west side of Main Street, maintain a consistent edge as contrast to east side massing.

• On the west side of Main Street, use topography to vary the streetwall height between 2nd and 7th Avenue.

BUILT FORM CHARACTER AND VIEWS

• Use active lanes to create an alternate pedestrian route between 2nd and 7th Avenues.

• Consider access to sunlight in designing public spaces.

• Strengthen east-west desire

line across 3rd Avenue; create a plaza at 3rd Avenue out of redundant road space.

• Between 6th and 7th Avenue (west side), create public space based on the geometrics of Kingsway.

PUBLIC SPACE

• Directing 25% of CAC funds in Lower Main toward social housing.

• Seeking to achieve 20% of residential units as affordable housing through rezonings of large development sites including Kingsgate Mall.

• Identifying Mount Pleasant as a high priority for the allocation of citywide housing funding for land acquisition and capital grants to non-profit led social housing.

• Continuing to work with senior governments, non-profit and private organizations to build new social housing units.

• Using rent supplements to enhance affordability in the private market.

• Continuing to protect existing market rental housing stock through the Rental Housing Stock Official Development Plan.

• Pursuing adding new social housing in Mount Pleasant (target is 750-850 units).

HOUSING

Over the 30-year strategy, the City will continue to seek strategic partnerships to deliver affordable housing in Mount Pleasant through: