1015 E Hastings St rezoning application

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We would like your feedback on a rezoning application at 1015 E Hastings St. The proposal is to allow for the development of two mixed-use buildings at 14 storeys and 13 storeys. The zoning would change from M-1 (Industrial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 163 units of social housing and market rental housing including:
    • 85 units of non-market housing
    • 53 units of market rental housing
    • 25 units of transitional housing
  • 80-bed shelter and associated services
  • Social enterprise space
  • Floor space ratio (FSR) of 6.80
  • Floor area of 14,510 sq. m (156,184 sq. ft.)
  • Building height of 42.5 m (139.44 ft.)
  • 59 vehicle parking spaces and 318 bicycle parking spaces

The application is being considered under the Downtown Eastside Plan.


In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.




We would like your feedback on a rezoning application at 1015 E Hastings St. The proposal is to allow for the development of two mixed-use buildings at 14 storeys and 13 storeys. The zoning would change from M-1 (Industrial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 163 units of social housing and market rental housing including:
    • 85 units of non-market housing
    • 53 units of market rental housing
    • 25 units of transitional housing
  • 80-bed shelter and associated services
  • Social enterprise space
  • Floor space ratio (FSR) of 6.80
  • Floor area of 14,510 sq. m (156,184 sq. ft.)
  • Building height of 42.5 m (139.44 ft.)
  • 59 vehicle parking spaces and 318 bicycle parking spaces

The application is being considered under the Downtown Eastside Plan.


In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.



The virtual open house has concluded. Please use the “Send your comments” tab or contact the Planner directly for any further feedback. Thank you for participating.
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    Short of ensuring that adequate buffer zones between railway lines and residential buildings are respected, there are unavoidable noise, vibration and air quality impacts on residents who are located in the direct vicinity of a high-volume railway line. Has the City assessed potential impacts on residents of of 1015 E. Hastings resulting from the anticipated closure of at-grade crossings of the Burrard Inlet Line railway right-of-way - to pedestrian, bike and vehicle traffic in order to accommodate twinning and a three-fold expansion of existing rail volume? What supplementary city infrastructure to address the access and connectivity deficits caused by the railway twinning and associated closures of crossings along Raymur, Cordova, Union and Parker streets are being considered by the City and BC government? Has the City and BC Housing been exploring funding options to ensure such connectivity infrastructure in is place within the next few years to correspond with when the BI Line has been twinned?

    TSmith asked 4 months ago

    The City is reviewing the potential impacts on residents of 1015 E Hastings with the anticipated closure of the at-grade railway crossing on Raymur and Cordova locations. As the crossings will be closed off to ensure the safety of road users at the crossing to meet the safety guidelines stipulated by Transport Canada and in preparation for twinning of the tracks in the future, we will also be looking into enabling access for vehicles, cyclists and pedestrians. At this moment in time, the City is working with CN Rail and Transport Canada to develop designs that will address concerns at each crossing. Public engagement with local residents and businesses will occur once designs have been developed.

    Currently, there are a few City infrastructure that provide east-west connectivity along the corridor in lieu of the crossings at Raymur, Cordova, Union and Parker St:

    • Powell Street Overpass – pedestrian and cyclist connectivity
    • Keefer Overpass – pedestrian and cyclist connectivity
    • Future east-west arterial – underpass at Venables, vehicle access – design in progress
    • Hastings Street – pedestrian and vehicle connectivity 


    With regards to funding opportunities, the City will be looking at funding partnerships as part of these projects.

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    The design rationale makes reference to neither the proximity of the Burrard Inlet Line, nor to the planned expansion of the BI Line to be a major national trade corridor route. To date, I am unaware of any plan on the part of CN Rail, the Port or the City of Vancouver to implement mitigation measures to address noise, vibration and air pollution effects associated with the expansion of the Burrard Inlet Line. Without mitigation, the residents of the proposed development will certainly be impacted by rail proximity issues - to a significant degree. In order to be consistent with the Proximity Guidelines, any approval of this Development Application must be subject to the condition that adequate warning clauses and other legal agreements must be provided to any prospective owners or tenants. Can you please confirm which, if any of the warnings and/or legal agreements noted in the Proximity Guidelines, will be required for this development?

    TSmith asked 4 months ago

    The third section in the Guidelines for New Development in Proximity to Railway Operations of the report generally suggest ways in which new developments can mitigate noise, vibration, and safety hazards from nearby railways. Section 3.9 specifically sets out a menu of warnings and legal interventions that a new development could include and/or that a municipality could require a new development to include in order to mitigate the effect of railways on nearby residents or to warn potential residents before they buy into the development. For instance, the municipality could require warnings regarding the nearby railway to be registered on legal title to the land so that people will be aware of some potential issues with what they are buying.

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    The Project is sited immediately (less than 1m metre) alongside the right-of-way for the Burrard Inlet Line, an active railway line that in less that two years from today will be twinned and upgraded to become a major supply chain rail corridor to accommodate the doubling of shipping containers in and out of the Centerm and Vanterm container terminals. The twinning of the Burrard Inlet Line that will occur by 2022 is expected to accommodate in a 3-fold increase in rail container traffic, including some switching (i.e., shunting), and could mean between an increase from 6 trains/day to 12-18 trains/day by 2025. The expansion of these two terminals will result in container volumes at a scale equivalent to container rail traffic currently running in and out of Delta Port in Tsawwassen, approximately 2 million TEUs (twenty-foot equivalent units) annually. As part of the twinning most of the “at-grade” crossings for the BI Line will by necessity need to be closed off to regular traffic at the railway crossings and the railway corridor enclosed with steel fences. The video of the project design concept has entirely “edited out" the extraordinary proximity of the proposed project to the railway. At 1m17s of the video (provided on this virtual open house) there is a sequence showing the building concept from vantage of Raymur street, without any railway tracks showing. What steps will the City to ensure that the building is built in conformity with the Federation of Canadian Municipalities (FCM) and the Railway Association of Canada (RAC) 2013 Guidelines for New Development in Proximity to Railway Operations (Proximity Guidelines)?

    TSmith asked 4 months ago

    As per Federation of Canadian Municipalities (FCM) and the Railway Association of Canada (RAC) 2013 Guidelines for New Development in Proximity to Railway Operations (Proximity Guidelines) – when the basic 15m setback cannot be provided, a Development Viability Assessment should be submitted (page 27 and Appendix A).  All mitigation measures to address noise, vibration and safety aspects must be to the satisfaction of the City, railway operator and professionally guaranteed by the applicant team.


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    What purpose does the canoe storage area serve in the outdoor amenity on level 0? How will this amenity space be protected from the activity and noise of the adjacent railway? Also why is it not shown on the video walkthrough?

    Silent_Echo asked 4 months ago

    The canoe storage indicated on the landscape plan is an outdoor location for the potential storage and maintenance of large, heavy multi-person canoes. It is not a structure  - permanent structures will not be permitted in the 5m setback from the railway right-of-way. This is the reason it does not appear in the video walkthrough. The restriction against structures in the setback area also makes it impossible to protect this area from railway noise. The entire setback area will be enclosed behind a high fence for safety and security, with 24 hour video surveillance by VAFCS staff. Access to the setback area will be permitted only under staff supervision.

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    Though I appreciate that townhomes have been located along Glen Drive to bring activity to the area, has the inclusion of live/work homes been considered instead?

    Tavia asked 4 months ago

    Under the Downtown Eastside Plan, this project focuses on ways to improve the lives of low-income DTES residents and community members. For the Hastings Street and Kiwassa area, where this project is located, the intent is to add new residential uses, leverage social housing, and add locally-serving retail and services. The application at 1015 E.Hastings reflects the operational needs of the applicant team, which includes a range of housing types from shelter to market rental units.

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    Will this move forward if the encampment is still in place? How can you justify adding more residents to an area that just lost 80% of its greenspace? I will support this once the encampment is moved.

    Vancityresident asked 4 months ago

    Your comments as well as others received on the rezoning application have been noted and will help to inform the rezoning application review process. Mayor and Council are the decision makers on this rezoning application and they will be available to hear directly from the public at the Public Hearing (date tbd).

    This proposed project is aligned with existing policy contained within the  Downtown Eastside Plan, which was developed through community and stakeholder engagement and was approved by City Council in 2014. It provides a vision, policies, and strategies for the Downtown Eastside that focuses on ways to improve the lives of low-income DTES residents and community members. For the Hastings Street and Kiwassa area, where this project is located, the intent is to add new residential uses, leverage social housing, and add locally-serving retail and services. 

    We are deeply concerned about the safety and wellbeing of people experiencing homelessness across the City, as well as the impact that such encampments have on the wider community. We recognize that there are a variety of reasons why people may be sleeping outside but we do not believe that encampments represent an appropriate solution to the homelessness crisis. Developing safe and stable housing options, like this proposed project, is a priority for us. 

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    What are all the variances to the approved DTES mater plan that this project is seeking beyond the additional 0.8 FSR greater than the allowable 6.0 and additional 6m in height greater than the allowable 36.5m? (and 7.02m taller than adjacent strathcona village). Ie - any reduced parking relaxations? Any relaxations on green roof requirements? ZEB requirements? If these variances are approved by the city, in surplus of what the DTES plan allows, how will the city be able to limit future developments to the limits of just the DTES or will the new norm be 6.8 FSR and 14 storeys moving forward along East Hastings for the upcoming developer driven projects including ONNI, etc

    Kelly Riopelle asked 4 months ago

    Variances in height and density are considered for this rezoning application because the Council approved DTES Plan supports variances are to enable the delivery of projects that provide a considerable community asset, including the delivery of social housing and social enterprise spaces that help to meet the objectives of the plan. For the Hastings Street and Kiwassa area where the site is located, the intent is to add new residential uses, leverage social housing, and add locally-serving retail and services. 

    The project will be required to meet the all applicable by-laws including the Vancouver Parking By-law which allows for relaxations of parking requirements for social housing projects as well as reductions proposed through the Transportation Demand Management Plan.  The provisions in the Zoning & Development Bylaw for green roofs as well as the Green Buildings Policy for Rezonings are also required to be met.  

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    What is the city going to do to manage loitering, unsafe traffic, and crowds and lineups attached to the shelter component of this proposal? How are you going to mitigate these factors for taxpaying residents in Strathcona Village in particular?

    jbruno asked 5 months ago

    The safety of residents, staff and the surrounding community is a priority. There are various measures that staff of BC Housing and the Vancouver Friendship Centre Society (VAFCS) will carry out to ensure the safety of both the residents of the proposed development and its neighbours, such as the Strathcona Village next door.

    BC Housing and the Vancouver Aboriginal Friendship Centre Society (VAFCS) are committed to be a good neighbour in developing new housing and services that are an asset to the community. Giving people stable housing and access to supports would keep them off the street. The following security measures will be in place:
    • Regular morning walk-abouts to ensure the streets are clean and safe.
    • The team will participate in a community Block Watch program
    • There will be a Community Advisory Committee set up to ensure any future issues are addressed.

    The Community Advisory Committee will support the successful integration of the new building and residents into the community, with representation that may include BC Housing, Vancouver Coastal Health, the City of Vancouver, local RCMP, local service providers, building residents and a few selected community members at large.

    A Transportation Assessment and Management study was also carried out by the applicant to respond to traffic safety issues. Staff will continue to review the application throughout the rezoning process.

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    What sort of process is involved in this rezoning application and what might be the time components involved ? I'm assuming the rezoning application will have a public consultation component which will go a period of time before any Final Application is approved. Might that be a year to complete ? Excavation and foundations, upper floor construction and finishes are going to take perhaps two years if approved in next calendar year ? Is that a reasonable estimate ? The Application appears to have had a lot of thought and prep put into it that fits with the Vancouver East plans. It would appear that something palatable to Vancouver has been proposed so in all liklihood this is going to be approved - agree ?

    Brent asked 5 months ago

    This project is a social housing proposal, and is part of the SHORT program that targets to complete rezoning approvals in 28 weeks and development permits in 12 weeks, cutting around 40 weeks out of the current rezoning process.  If successful, construction could potentially begin in mid to late 2021 however this timeline may vary. During the rezoning process, a virtual open house will take place for three weeks where public members can submit questions and comments online. Staff will also review the urban design component after the virtual open house. The open house comments are analyzed and forms one component that will inform Council of their final decision.