Great Northern Way Campus and Area Updates

[jollyburger]

Originally Posted by madog222

Rezoning is in for the the Shaw site.


https://plposweb.vancouver.ca/Public/Default.aspx?PossePresentation=Guest&PosseObjectId=236639787

Hopefully it ties in with their design of the Emily Carr GNW station site.

[BaddieB]

Wow, lots of development going up there. I hope there will be some more development north of the tracks too, the light industry, storage spaces, and car dealerships there just seems like poor land use.

[officedweller]

Originally Posted by madog222

Rezoning is in for the the Shaw site.

Interesting location for a grocery store.
I suppose there'll be a lot more development south of GNW in the station catchment area.

[jollyburger]

Just noticed the VCC rendering from 2023 included some tower development on the Shaw site (?)



I wonder what is happening with that BC SPCA land..

https://www.vcc.ca/about/college-informa...lan-includes-thousands-of-new-homes.html

2017

SPCA hopes to tap land value and develop student housing

https://vancouversun.com/business/local-...p-land-value-and-develop-student-housing

[GenWhy?]

Originally Posted by jollyburger

2017

SPCA hopes to tap land value and develop student housing

https://vancouversun.com/business/local-...p-land-value-and-develop-student-housing

If the City develops a new policy for employment lands: "Restrict any new residential uses, in accordance with the Metro Vancouver land use designation for Industrial lands."

Wonder if they'd have to revise the Plan to accommodate as they did for the Shaw parking lot:

"Subject to the directions of the Metro Vancouver Regional Growth Strategy for consideration of affordable/rental housing
as part of mixed-use residential-light industrial buildings within 200 metres of rapid transit stations on Mixed Employment
lands, as well as any other City policy or criteria, consider rezoning for secured rental housing with a portion of the units
secured at below-market rents."

[csbvan]

Originally Posted by GenWhy?

If the City develops a new policy for employment lands: "Restrict any new residential uses, in accordance with the Metro Vancouver land use designation for Industrial lands."

Wonder if they'd have to revise the Plan to accommodate as they did for the Shaw parking lot:

"Subject to the directions of the Metro Vancouver Regional Growth Strategy for consideration of affordable/rental housing
as part of mixed-use residential-light industrial buildings within 200 metres of rapid transit stations on Mixed Employment
lands, as well as any other City policy or criteria, consider rezoning for secured rental housing with a portion of the units
secured at below-market rents."

This is the first I've seen the City acknowledge the Metro 2050 allowance for some residential uses in employment areas that are within 200m of SkyTrain. I can think of a few other key sites where we should be getting creative to foster mixed-use innovation hubs near SkyTrain....

[madog222]

The difference is that the SPCA site is industrial, not mixed employment.

[GenWhy?]

Originally Posted by madog222

The difference is that the SPCA site is industrial, not mixed employment.

So is the Shaw parking lot (I-3). Still not clear why the City chose one but not the other.

[madog222]

Originally Posted by GenWhy?

So is the Shaw parking lot (I-3). Still not clear why the City chose one but not the other.

The I-3 portion of the Shaw site is designated as Mixed Employment (the I-2 portion being Industrial) by Metro Vancouver which can now include residential as you posted above.

[Changing City]

Originally Posted by GenWhy?

So is the Shaw parking lot (I-3). Still not clear why the City chose one but not the other.

1205 E 7th, the SPCA site, is in I-1 zoning, and is Industrial in the Regional Context Statement. It would have to be approved by Metro Vancouver to be permitted anything other than industrial use.

The Shaw site is I-3, and was designated as Mixed Employment in 2013. It already is allowed to have office use, and sites within 200m of a station can potentially have some rental residential as well. Metro have already indicated they're ok with that.

[GenWhy?]

Originally Posted by Changing City

1205 E 7th, the SPCA site, is in I-1 zoning, and is Industrial in the Regional Context Statement. It would have to be approved by Metro Vancouver to be permitted anything other than industrial use.

The Shaw site is I-3, and was designated as Mixed Employment in 2013. It already is allowed to have office use, and sites within 200m of a station can potentially have some rental residential as well. Metro have already indicated they're ok with that.

Maybe it's because it was over 10 years ago, but this is very interesting due to both the Metro and City's no-housing-on job space rules. And the City's recent Rupert Area Plan.

Is there somewhere I can find that Metro was okay with rental in a Mixed Employment zone for that I-3 site?

EDIT: nvm. Broadway Plan says subject to Metro Vancouver, and Metro Vancouver says subject to the municipality. So I guess if the city says "consider rezoning for secured rental housing with a portion of the units secured at below-market rents" in an Employment Zone, then that green-lights a conversation for approval by Metro. I assume.

[csbvan]

Originally Posted by GenWhy?

Maybe it's because it was over 10 years ago, but this is very interesting due to both the Metro and City's no-housing-on job space rules. And the City's recent Rupert Area Plan.

Is there somewhere I can find that Metro was okay with rental in a Mixed Employment zone for that I-3 site?

It's in the Regional Growth Strategy. They have made an exemption for the no housing in Employment designated areas rule on sites that:
1. Are in an Urban Centre or Frequent Transit Development Area (FTDA); and,
2. Are located within 200m of rapid transit stations.

Employment uses must still be provided, with housing permissible above. This doesn't apply to Industrial, only Employment lands.

Rupert and Renfrew are not (for some reason) in an urban centre or FTDA.

[jollyburger]

Since the SPCA site isn't in the False Creek Flats plan. Are industrial lands outside of those main industrial areas not restricted by Metro Vancouver?

5.1.1 Rezoning of industrial land should only be considered if it is enabled by a Council approved area plan or policy as identified in section 4 of this policy.

The Metro Vancouver Regional Growth Strategy, Metro 2050, contains policy provisions that allow municipalities to consider limited residential uses of affordable and rental housing on employment lands within 200 metres of rapid transit stations on upper floors of mid- to high-rise buildings with commercial and light industrial uses on the ground or lower floors. The inclusion of housing on employment lands requires careful consideration of both site specific conditions, adjacencies and fit within the wider area.

5.3.1 Despite section 5.1.1, the City of Vancouver will only consider the inclusion of housing on employment lands on sites that have been previously identified as a potential site for the inclusion of affordable rental housing as part of a Council approved area plan as noted in section 4 of this policy.

https://guidelines.vancouver.ca/policy-industrial-lands.pdf

[GenWhy?]

Originally Posted by jollyburger

Since the SPCA site isn't in the False Creek Flats plan. Are industrial lands outside of those main industrial areas not restricted by Metro Vancouver?





https://guidelines.vancouver.ca/policy-industrial-lands.pdf

Not to mention a lot of the lands they label Industrial" are designated "Mixed Employment"

[Changing City]

Originally Posted by GenWhy?

Not to mention a lot of the lands they label Industrial" are designated "Mixed Employment"

That's because at the time I-3 (which was based on proximity to transit stations) allowed 100% office buildings (with limitations on what types of office user), which Metro's definition didn't consider to be industrial.

[GenWhy?]

Originally Posted by Changing City

That's because at the time I-3 (which was based on proximity to transit stations) allowed 100% office buildings (with limitations on what types of office user), which Metro's definition didn't consider to be industrial.

I mean the City of Vancouver's 2023 update to the Industrial Lands Policy Guidelines is labelling areas "industrial" that other documents of the City's and the Metro have designated as Mixed-Employment back in 2022. That goes for I-3, and IC-2 and I-2 zones

[madog222]

Also, from the Broadway Plan for MCDH, the block with SPCA site.

Restrict any new residential uses, in accordance with the Metro Vancouver land use designation for Industrial lands.

Originally Posted by GenWhy?

I mean the City of Vancouver's 2023 update to the Industrial Lands Policy Guidelines is labelling areas "industrial" that other documents of the City's and the Metro have designated as Mixed-Employment back in 2022. That goes for I-3, and IC-2 and I-2 zones

That seems to be a big part of the confusion here.

[csbvan]

Ignore the municipal zones.

Ancillary residential is permitted (if a City wants to allow it) on Metro designated Employment Lands within 200m of SkyTrain when in a UC or FTDA.

Ancillary residential is not permitted on Metro designated Industrial lands, regardless of whether a city wants to allow it or not.

[jollyburger]

For anyone that isn't going to look at the Broadway Plan for MCDH Policy.

Max Height 36.6-45.7 m (120-150 ft.)
Max Density 5.0-6.0 FSR
Min Frontage 45.7 m (150 ft.)


A min. of 1/3 of the floor area must be industrial uses

The first floor industrial uses must be dedicated to traditional production, distribution and repair (PDR) uses

See Land Use (Chapter 7) for cases where lesser site frontage may be considered at the discretion of the Director of Planning

Additional Policies

Restrict any new residential uses, in accordance with the Metro Vancouver land use designation for Industrial lands.

Support additional amenities and services (e.g. restaurant and retail options) to support an increase in employees in the area while ensuring that the primary function of the area is for industrial and employment uses.

Support the redevelopment of the BC SPCA site at 1205 E 7th Ave. Recognizing the noisy nature of the use and the need for larger floorplates and access to loading, additional flexibility will be considered for Animal Clinic uses to be sited within
the required industrial floor space.

Development should meaningfully contribute toward the “Cultural Ribbon” concept, described in the “Big Moves” for the Creative District.

https://guidelines.vancouver.ca/policy-plan-broadway.pdf

[jollyburger]

Cape Group shifts East Vancouver project to mixed-use, high-density tower

It has now been submitted back to the city as a 20-storey, mixed-use tower with 165 homes including 139 condos and 26 social housing units (to meet the Broadway Plan’s social housing requirements in rezoning packages).

"We basically saw an opportunity to align our project vision with the city's vision for increased density," Atilla Réshad, director of construction with Cape Group, said.

The new iteration of the project has yet to be named, he added.

He told RENX the new design will include ground-level retail uses and office space on the second floor. Three floors will accommodate the social housing units while the condos will reside on the top 15 levels.

"The redesign . . . increases the number of homes to 165 from 95, but also integrates a mix of uses that will contribute to the vibrancy (and) economic health of the Mount Pleasant area."

Réshad's team applied for the rezoning at the site a couple of months ago so they hope to see rezoning and development permissions follow, allowing construction to begin “within the next two years,” he said.

https://renx.ca/cape-group-shifts-east-vancouver-project-high-density-tower