vancouver.ca/rezoning

Welcome

The City of Vancouver received an application to rezone 349 East 6th Avenue from RM-4 (Multiple Dwelling) to CD-1 (Comprehensive Development).

The proposal is for a 12-storey residential building that include:

• a total of 82 social housing units;

• a total floor space ratio (FSR) of 4.87;

• a total floor area of 5,462 sq.m (58,791 sq.ft.);

• a maximum height of 38.7 m (127 ft.); and

• 20 underground parking stalls and 106 bicycle spaces.

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

Rezoning Application: 349 East 6th Avenue

Applicant Contact: Clement Pun, IBI Group CPun@ibigroup.com

Rezoning Planner: Marcel Gelein, City of Vancouver marcel.gelein@vancouver.ca

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vancouver.ca/rezoning

Participating in the Virtual Open House

We want to hear from youWe are here to listen to community feedback about this proposal. Your input informs staff’s recommendations to Council as part of the review process for this rezoning.

1. Review the virtual open house materials on the project web page.

2. Submit a question to City staff or the applicant on the ‘Ask a

question’ tab.

3. Share your feedback by filling out a comment form on the ‘Send

your comments’ tab.

4. Call the rezoning planner if you have any other questions.

Staff read and record every comment we receive and present a summary to City Council. Public comments can be submitted any time throughout the rezoning process.

Thank you for joining the virtual open house!

vancouver.ca/rezoning

Mount Pleasant Community PlanApproved by City Council in 2010, the Mount Pleasant Community Plan provides direction on a range of principles in the community, such as housing, parks, transportation, and culture. These principles are informed by policies and development guidelines. The Community Plan allows for affordable housing development through a rezoning process while preserving, replacing, and expanding Mount Pleasant’s rental housing stock.

Relevant Community Plan Policies:

4.1 Housing

• Provide more housing and affordable housing in Mount Pleasant for low to middle income households, especially for families, seniors, new immigrants, and aboriginal people.

• Seek opportunities to build a greater range of housing types in Mount Pleasant, from SRO’s to row housing, to apartments, to house youth, large and extended families, and seniors (to age in place).

4.1 (ii) Non-market housing

• Support the distribution of non-market housing throughout the community and the City to retain neighbourhood diversity of population and services.

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MOUNT PLEASANT COMMUNITY PLAN

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4.0 Policies to Address Key Issues

These policies are largely directed at the City of Vancouver as the most significant policy-maker, regulator, and sometimes funder of projects related to the key issues, and are more focussed (i.e., by location, action, or actor) than the overarching principles discussed above. However, as discussed above, senior levels of government and their agencies have a role to play in the implementation of some of these policies, respecting housing, services, and transportation.

4.1 Housing• Provide more housing and more affordable housing in Mount

Pleasant for low to middle income households, especially for families, seniors, new immigrants, and aboriginal people.

• Seek opportunities to build a greater range of housing types in Mount Pleasant, from SRO’s to row housing, to apartments, to house youth, large and extended families, and seniors (to age in place).

• Seek to reduce barriers to the construction of new market rental housing, and provide more market rental housing in Mount Pleasant, by: having the City provide more land for rental housing; addressing rental restrictions placed on some strata units by Strata Councils; and encouraging retention of rental buildings.

• Apply principles of ‘universal design’ to buildings and environments to make them usable and effective for everyone.

• Seek opportunities and act to reduce parking requirements for housing in order to reduce construction costs (thus reducing housing costs), and to free-up space for alternative uses (e.g., garden space).

4.1 (i) Additional Housing Opportunities• Allow increased housing density in Mount Pleasant near transit

hubs, commercial centres, parks, along arterial streets, and/or streets with linear parks, and with adequate provision or leading to the provision of public services like schools, parks, childcare, community centres, and transit.

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MOUNT PLEASANT COMMUNITY PLAN

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The community plan also provides the community with a framework for action and volunteer initiatives. Continued community involvement will be necessary to set priorities and provide leadership over the life of the community plan. Further discussion regarding plan implementation occurs in section 6.0 of this document.

1.1 Study Area

The Mt. Pleasant local area is bounded by Cambie Street to the west, 16th Avenue to the south, Clark Drive to the east, and Great Northern Way/False Creek to the north.

The Community Plan will focus on the area shown in Map 1.

Land use policy and urban design in the remainder of the Mount Pleasant local area is, or will be, addressed through other initiatives:

• South East False Creek: the Olympic Athletes Village and the other lands north of 2nd Avenue will be guided by the recently adopted Official Development Plan;

• Cambie Street: Public realm improvements along Cambie Street within Mt. Pleasant will be constructed as part of the completion of the Canada Line project; land use and urban design issues will be dealt with through future station area planning. Additional planning for the Cambie Street commercial frontage, will be incorporated in future planning (e.g. Metro Core Jobs and Economy Study, and Fairview Community Planning);

• Mount Pleasant Industrial Area: Future land use of this area, generally bounded by Quebec Street, Broadway, Yukon Street and 2nd Avenue, will be addressed in the Metro Core Jobs and Economy Study; and

• Kingsway and Fraser Street: The small commercial node at Kingsway and Fraser Street will be combined with the larger commercial area on Kingsway and Fraser Street to the south of 16th Avenue in a future Neighbourhood Centre Planning program.

1.2 Community Planning Process

The Community Planning process consisted of three main steps, preceded by initial pre-launch preparation. These activities and steps are described below.

Pre-launch/OrganizeInitially staff defined basic community information required for each step in the process. This included demographic, land use, housing stock, social conditions, traffic flows, heritage and neighbourhood character, economic characteristics and other technical information and analysis required to inform the program and participants.

Mount PleasantIndustrial Area

Southeast False CreekCommunity Plan AreaAdministrative BoundarySoutheast False Creek

Mount PleasantIndustrial Area

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Map 1

APPROVED BY CITY COUNCIL NOVEMBER 18, 2010

Mount Pleasant Community Plan

vancouver.ca/rezoning

Housing Vancouver is the culmination of more than a year long process of convening, synthesizing, and testing new ideas and approaches to addressing housing affordability in Vancouver. As part of developing the Housing Vancouver strategy, we heard that:

Planning Policy

Targets for new housing units in Housing Vancouver were set based on a core goal of retaining the diversity of incomes and households in the city. To achieve this, the strategy targets a shift in housing production toward the ‘right supply’, including new rental housing that meets the needs of moderate income households.

Of the total 20,000 purpose-built rental

units, 4,000 (20%) are targeted as below-market rental units affordable to households with incomes

between $30,000 and $80,000 per year

Vancouver is in the midst of a housing crisis

Housing costs in Vancouver have far outpaced local incomes, leaving moderate and low income households behind.

Affordability is a top value when it comes to housing

Many renters, especially those with lower and moderate incomes, are uncertain about their future in Vancouver due to affordability challenges.

Residents want to see more of the ‘right supply’ of housing

Particularly new rental housing options near transit, services, and amenities that are affordable to people who live and work in Vancouver.

HOUSING VANCOUVER STRATEGY

Housing Vancouver StrategyThe Housing Vancouver Strategy (2018-2027) is the City’s vision for ensuring that Vancouver can be a home for people of all incomes and backgrounds. Core objectives of Housing Vancouver are to shift the supply of new homes towards the ‘right supply’ and prioritize affordable housing that meets the needs of people who live and work in Vancouver.

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Housing typePercentage of Respondents

Low Rise Apartment (up to 6 storeys) 58%

Mid Rise Apartment (6-14 storeys) 43%

Townhouse or Rowhouse/Duplex 40%

High Rise Apartment (14+ storeys) 32%

Laneway or Coach House 26%

Single-Family Home 23%

Basement Suite 21%

Given your budget and housing preferences,

what types of housing would you be looking

for in your next move?

Renter households are looking for low- and mid-rise apartments

Housing Vancouver Survey Question (2017)

“A key priority should be to create incentives for middle income renters to stay in Vancouver.”

- Housing Vancouver survey respondent

“Rental rates have to relate to incomes - this is the definition of affordability.”

- Housing Vancouver survey respondent

What We Heard

Housing Vancouver 10-year Housing Targets (2018-2027)

vancouver.ca/housingstrategy

Housing Vancouver Strategy

Eligibility Criteria:

The program evaluates all development projects against a number of criteria to determine if they qualify for prioity processing:

• Size of building and number of units

• Location on government or non-profit land with secured funding

• Inclusion of aboriginal partners and/or residents

• Existing social housing considering renewal and redevelopment

• Level of affordability for renters

Social Housing or Rental Tenure (SHORT) Program

The Housing Vancouver Strategy seeks to shift the supply of new homes toward the right supply, with targets for new units along a continuum of housing types. The targets were based on the core goals of retaining a diversity of incomes and households in the city, shifting housing production towards rental to meet the greatest need, and coordinating action with partners to deliver housing for the lowest income households. Overall, 72,000 new homes are targeted for the next 10 years, including 12,000 social, supportive and non-profit co-operative units.

The City of Vancouver’s SHORT pilot program aims to see more affordable housing across the city by reducing processing and approval times for qualified projects by nearly 50%.

Launched in October 2017, SHORT works to increase the delivery of social housing by prioritizing affordable applications from project proponents who seek to provide deeper levels of affordability in new housing developments.

SHORT Program Timeline

vancouver.ca/planningplanningvancouver.ca/planning

Tenant Relocation and Protection Policy for Non-Profit Social HousingThe Tenant Relocation and Protection (TRP) Policy, amended in June 2019, provides support and requirements for ongoing notice and communication in order to mitigate the impact of relocation on existing tenants, with enhanced support prioritized based on need.

City Tenant Relocation and Protection (TRP) Policy Requirements

Applicants seeking a rezoning or development permit for non-profit social housing are required to provide a Tenant Relocation Plan to eligible tenants where tenants will be displaced as a result of renovation or redevelopment.

Ensure permanent rehousing options that limit disruption to residents: The applicant must provide a permanent alternative accommodation that takes into account considerations such as location and access to services.

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Maintain affordability for existing residents: The alternative accommodation must be affordable based on the tenant’s income.

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Support with relocation and consideration of special circumstances: The tenant will be provided with moving expenses or with an arranged, insured moving company. Additional support may be provided based on special circumstances.

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Compensation: The tenant will be provided with an amount equal to one month free rent compensation (in line with the RTA requirement).

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Communication and Engagement with Residents: A tenant meeting is required to be held by the applicant near the beginning of the process for projects of ten or more units with City staff in attendance. Ongoing communication regarding the progress of the development and TRP process is also required.

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Returning to the new building: Ensuring the option for residents to return to the new development at affordable rents is prioritized. If this is not possible, the applicant will be required to demonstrate to the City that all efforts have been taken to provide all residents with the Right of First Refusal and, residents must be provided with a permanent housing option.

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vancouver.ca/housing

*Note: Income testing by the applicant as per standard practice will be required.

The BC Residential Tenancy Act requires landlords to give four months notice to end tenancy only after all necessary permits have been issued.

Sufficient Notice under the BC Residential Tenancy Act (RTA)A

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If you have questions, please contact the City of Vancouver Renter Enquiry Line:

Phone: 604-673-8291

Email: renteroffice@vancouver.ca

For more information: https://vancouver.ca/tenant-protection

June 2019

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City Tenant Relocation Plan RequirementsApplicants (developers/landlords) seeking a rezoning or development permit for non-profit social housing are required to provide a Tenant Relocation Plan (TRP) where tenants in existing rental or social housing units will be displaced. This work typically results in the entire building, or part of the building, being demolished or emptied.

Eligibility: If you have been living in the building for at least one year at the date of application, you are likely eligible for the TRP. Note: if you live in secondary rental (i.e. a basement suite or rented laneway home), the eligibility requirement is two years from date of application if the project involves lot consolidation and has transferred ownership. After the City approves the draft TRP, you will receive a letter from the applicant advising of your eligibility or ineligibility.

If you are eligible for assistance, the Tenant Relocation Plan must meet the following City requirements:

1. Ensure permanent rehousing options that limit disruption to residentsIf you are eligible for assistance, the applicant for development (generally your current housing provider) must provide you with a permanent alternate accommodation option that takes into account considerations that are important to you, such as location in your current community and/or access to medical care, schools or transit. A permanent option could be a unit in the new building, a unit in another building operated by the non-profit or another non-profit organization, etc.

2. Maintain affordability for existing residentsThe alternative accommodation option provided must be affordable based on your income:

• for existing tenants paying rent-geared-to-income or shelter rate of income assistance, priced at rents that are no higher than what they are eligible for based on existing subsidy requirements; and

• for all other existing tenants, priced at rents on the door that are no more than the higher of either 30% of household gross income (based on incomes at the time of development application) or the tenant’s current rent.

Note: Income testing by the application/operator as per standard practice will be required.

3. Support with relocation and consideration of special circumstancesYou will be provided with moving expenses or with an arranged, insured moving company.

Size of unit Moving compensation requiredStudio and one-bedroom $750 or arrangement of insured moversTwo-bedroom $1,000 or arrangement of insured movers

There may be additional support required for special circumstances (e.g. for seniors, people with disabilities or mental health issues, etc.). The applicant will identify these circumstances through a survey or one-on-one meetings.

4. CompensationYou will be provided an amount equal to one month free rent compensation (in line with the RTA requirement). The applicant may offer additional compensation as part of a relocation allowance.

5. Communication and Engagement with ResidentsThe process and timeline of each project varies but generally follows the steps below. If the project does not require rezoning, it will be processed faster. A tenant meeting is required to be held by the

Eligibility: If you have been living in the building for at least one year at the date of application, you are likely eligible for the TRP.

vancouver.ca/broadwayplan

WHAT IS AN AREA PLAN?

Area plans are policy documents that provide guidance and direction on a variety of topics, including: land use, urban design, housing, transportation, parks and public spaces, cultural infrastructure, social planning, heritage features and community facilities.

WHY IS AN AREA PLAN IMPORTANT?

The City seeks to leverage the opportunity of the Broadway Subway by coordinating comprehensive planning for the Broadway area with the delivery of the rapid transit project. The Broadway Plan will provide for a coordinated review of land use, amenities, housing, services, transportation and infrastructure throughout the study area.

FIRST NATIONSThe Broadway Plan area is a significant area of land, and is central within the unceded traditional homelands of the Musqueam, Squamish and Tsleil-Waututh Nations.

WHO CREATES AN AREA PLAN?

Throughout the planning program, staff look to engage the broadest range of people in the Broadway study area, including those of different cultural backgrounds, ages, incomes, renters and owners, and businesses.

HOW LONG WILL IT TAKE TO DEVELOP THE PLAN?

The Broadway Plan is expected to be completed for Council’s consideration in mid 2021.

HOW CAN I GET INVOLVED?Throughout the planning process there will be ongoing opportunities to share your thoughts.

To stay up to date with upcoming Broadway Plan updates and engagement opportunities, we encourage you to join our email listserv, which can be found on our webpage.

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broadwayplan@vancouver.ca

Millennium Line

Legend

Broadway Plan Study Area

Broadway Subway project

Potential Future extension

Elevated SkyTrain

Tunneled SkyTrain and Stations

Millennium Line

Legend

Broadway Plan Study Area

Broadway Subway project

Potential Future extension

Elevated SkyTrain

Tunneled SkyTrain and Stations

Millennium Line

Legend

Broadway Plan Study Area

Broadway Subway project

Potential Future extension

Elevated SkyTrain

Tunneled SkyTrain and Stations

Millennium Line

Legend

Broadway Plan Study Area

Broadway Subway project

Potential Future extension

Elevated SkyTrain

Tunneled SkyTrain and Stations

Millennium Line

Legend

Broadway Plan Study Area

Broadway Subway project

Potential Future extension

Elevated SkyTrain

Tunneled SkyTrain and Stations

Millennium Line

Legend

Broadway Plan Study Area

Broadway Subway project

Potential Future extension

Elevated SkyTrain

Tunneled SkyTrain and Stations

Broadway Plan

we are here

vancouver.ca/broadwayplan

» Expand housing opportunities (social housing, market and below market rental) close to transit and jobs to accommodate the growing demand for rental housing in the city’s core while retaining and reinvesting in existing older rental housing, where possible, and minimizing displacement of existing residents.

» Increase the amount of job space within Central Broadway to meet long term city, regional and provincial economic development objectives.

» Enhance commercial shopping streets and local business opportunities.

» Improve the transportation network, public realm and gathering opportunities to increase mobility and connectivity, and establish Broadway as a unique and inspiring place to live, work, learn and visit.

» Retain and enhance key heritage and cultural resources, and identify opportunities for public art.

» Secure additional public benefits and amenities to support new growth and improve liveability.

» Achieve ambitious sustainable mode share targets, and become a leading example of zero emissions buildings and vehicles to reduce carbon emissions and improve air quality.

» Utilize an integrated water management approach to optimize utilities infrastructure investment including green infrastructure to provide best value to the community, enhance the natural environment, and provide long term resilience to the effects of climate change and major events such as earthquakes.

KEY GOALS FOR BROADWAY PLANNING INCLUDE THE FOLLOWING:

OverviewCOUNCIL DIRECTION

On June 20, 2018, City Council approved the following:

TERMS OF REFERENCE FOR A TWO-YEAR PLANNING PROGRAM To develop a comprehensive area plan for Broadway, generally between Clark Drive and Vine Street. The plan will focus on opportunities to integrate development around the Millennium Line Broadway Extension (Broadway Subway) to support the City’s goals of creating affordable housing, job space, social and cultural amenities, environmental sustainability and livability.

INTERIM REZONING POLICY WHILE THE PLANNING PROGRAM IS UNDERWAYThe Interim Rezoning Policy establishes the conditions under which new rezonings will be considered. Generally rezonings will not be considered in the Broadway Plan study area while the Broadway Plan is underway, unless a rezoning application has been submitted or an inquiry has received a written response for consideration prior to the planning process launching in 2018. The rezoning application at 349 E 6th Ave meets the Interim Rezoning Policy exception where projects with 100% social and supportive housing, or community care facilities or group residences may proceed while the planning process is underway.

DEVELOPMENT CONTRIBUTION EXPECTATIONS POLICY TO CURB LAND SPECULATIONDevelopment Contribution Expectations (DCE) policies are intended to limit land value speculation in areas undergoing community planning. The policies provide buyers and sellers of land in community planning areas with clarity regarding the City’s priorities for community planning areas and expectations for contributions towards amenities and affordable housing as a result of community planning.

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For more information visit the Broadway Plan webpage

For more information visit the Broadway Plan webpage

For more information visit the Broadway Plan webpage

vancouver.ca/broadwayplan

GUIDING PRINCIPLES

Support Reconciliation with First Nations and Urban Indigenous PeoplesThe Broadway Plan area is within the unceded homelands of the Musqueam, Squamish, and Tsleil-Waututh Nations. It is also home to diverse Urban Indigenous communities. Musqueam, Squamish, and Tsleil-Waututh voices and visibility on the land should be supported, along with opportunities to support Indigenous peoples’ cultures and art.

Foster a Robust and Diverse EconomyThe amount and diversity of job space should be increased to strengthen Central Broadway as the Province’s second largest jobs centre, particularly in the Uptown area. Industrial and mixed employment lands should be retained and foster an evolving creative economy. Key shopping villages and opportunities for small and local businesses should be enhanced, including new neighbourhood serving shops and services.

Demonstrate Leadership in Sustainability and ResilienceNew development, streets, parks and public spaces should enhance neighbourhood environmental systems, reduce carbon emissions, and be sustainable and resilient to climate change. An integrated water management approach including green infrastructure should be used to capture, clean and reuse rainwater within watersheds, enhance the natural environment, and provide long term resilience as well as co-benefits such as public space or active transportation improvements. Innovative approaches to reduce carbon emissions in building operation and construction should be introduced, and zero emissions vehicles should be supported.

Guiding Principles for the Broadway Plan were endorsed by City Council on October 22, 2019, setting direction for the creation of the plan that will incorporate core community values into future planning for the area. Public input played a key role in developing the principles.

Mutual Respect

StrengthenedPartnerships

Economic Empowerment

Cultural Competency

E�ectiveDecisionMaking

StrengthenedRelations

Support Affordable, Diverse and Inclusive Complete NeighbourhoodsLeveraging the investment in the Broadway Subway, new housing opportunities (particularly purpose built market and below-market rental and social and supportive housing) close to transit should be expanded for a diversity of household types, incomes, and backgrounds, while retaining and reinvesting in existing older rental housing and with the goal that renters can remain in the neighbourhood at affordable rates. Neighbourhoods should be liveable and meet the needs of all ages, incomes and abilities and include amenities, jobs, shops, services, and community facilities and services (e.g. childcare and neighbourhood houses), as well as opportunities for arts and cultural activities. Residents should live within an easy walk or roll of their daily needs.

Encourage Contextual DesignNew development should include architecture and building forms that respond to the evolving local context, including topography and elements of neighbourhood character (i.e. terracing, access to views and light, green and leafy streetscapes, variety of building materials, gardens, etc.), as well as the new Broadway Subway.

Recognize and Enhance the Area’s Distinct Neighbourhoods and PlacesThe distinctive qualities of neighbourhoods, such as green and leafy residential streets, shopping villages, and heritage and cultural resources, should be retained and enhanced, while integrating new housing and job space.

Enhance Broadway as a Great StreetBroadway should be enhanced as a street of special significance—a Great Street—with a series of unique and vibrant places to live, work, visit and play. Street design, new development, public spaces, and businesses should contribute to a delightful experience for everyone and lively gathering places, and help create distinct character areas along Broadway that also serve the local neighbourhoods.

Provide and Support Healthy Transportation OptionsA network of Complete Streets should be created to provide people of all ages and abilities with high quality walking, cycling, transit and other shared mobility options, including strong connections to the Broadway Subway stations. Connections within and between neighbourhoods should be enhanced to provide direct access to shops and services, amenities, jobs and transit. Goods movement, loading and servicing needs should be supported.

Create and Enhance Parks and Public SpacesDiverse places for public life should be integrated along key shopping streets and throughout neighbourhoods to foster walkability and human health, and create opportunities for social connection, cultural expression (e.g. public art), recreation and play, and access to nature. Parks and public spaces should respond to local context, such as unique views or adjacent businesses.

vancouver.ca/rezoning

The Rezoning Process

What guides development?Community plans and policies are developed by City staff with public input, and are adopted by Council.

They lay out the long-term vision of the community and direct future growth and associated amenities.

These plans and policies outline where rezoning applications can be considered and what may be allowed on a site.

What is a rezoning application?Zoning regulates what can be developed, including the use (e.g. office) and physical form (e.g. height). A rezoning application is required when a proposal does not conform with the existing zoning.

An application must conform to the rezoning policy for an area and other applicable City policies. A rezoning does not mean there are no restrictions on what can be built.

How is my feedback used?Staff read every comment we receive. Feedback from the public and advisory groups informs the review of the application. Applicants may be required to re-submit their proposal based on the feedback. Staff make a recommendation to Council. Council makes the final decision on whether to approve, modify, or refuse a rezoning application.

What are the benefits to the community?Development, including rezoning, can support community benefits, including parks, community facilities, social housing, street upgrades and more.

Public Input:Speak or write

to Council

Public Input:Open house,

comment forms and advisory groups

Public Input:Engagement on

plans and policies

ImplementationAfter Council approves a rezoning application, the

proposal becomes a development application. This process finalizes the project design, as well

as the delivery of public benefits.

Planning comes firstThe City consults with the public to develop

community plans and policies that define what can be considered through rezoning.

Policy and public input guide the reviewStaff from various departments review each rezoning application to see if it meets the policies and goals previously set by Council.

Feedback from the public is an important part of this review.

Supported by policy

Approved by Council

Not supported

Refused

WE ARE HERE

Rezoning enquiry

Council-approved plans

and policies

Public hearing and Council vote

Construction and delivery of public benefits

Staff report to Council with

recommendations

Development application

process

Rezoning application

Review by City staff

Considered under rezoning policy

Permitted under current zoning

Example of Planning Policy

Example of a Development Proposal

Example of a Future Neighbourhood