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2015 Main St and 190 E 4th Ave rezoning application

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This application was approved with yellow memo and amendment by Council on January 30, 2024, following the Public Hearing on January 23, 2024.

On September 13, 2023, the applicant provided an addendum to their September 29, 2022 submission:

This addendum demonstrates proposed revisions, primarily for an increase to common outdoor amenity areas including at grade and in the form of communal balconies on every third floor.

September 29, 2022 submission:

The City of Vancouver has received an application to rezone 2015 Main St and 190 E 4th Ave from IC-2 (Industrial) District to CD-1 (Comprehensive Development) District, which is currently under review by City staff. We would like your feedback on the proposal for a 25-storey mixed-use building on the southern portion of the site. This proposal includes:

  • 210 secured market rental units (of which 20% would be secured at below market rents);
  • A commercial retail space at grade;
  • A total floor space ratio (FSR) of 6.22;
  • A total gross floor area of 23,914.5 sq. m (257,414 sq. ft.);
  • A building height of 77.1 m (253 ft.) to top of residential parapet with additional height for a rooftop amenity space;
  • No vehicle parking spaces and 377 bicycle parking spaces;
  • No balconies for the residential units;
  • Mass timber construction; and
  • Retention of the existing building on the northern portion of the site.

The application is being considered under the Broadway Plan and is subject to the Mount Pleasant Centre - Area G (MCEG) sub-area.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

On September 13, 2023, the applicant provided an addendum to their September 29, 2022 submission:

This addendum demonstrates proposed revisions, primarily for an increase to common outdoor amenity areas including at grade and in the form of communal balconies on every third floor.

September 29, 2022 submission:

The City of Vancouver has received an application to rezone 2015 Main St and 190 E 4th Ave from IC-2 (Industrial) District to CD-1 (Comprehensive Development) District, which is currently under review by City staff. We would like your feedback on the proposal for a 25-storey mixed-use building on the southern portion of the site. This proposal includes:

  • 210 secured market rental units (of which 20% would be secured at below market rents);
  • A commercial retail space at grade;
  • A total floor space ratio (FSR) of 6.22;
  • A total gross floor area of 23,914.5 sq. m (257,414 sq. ft.);
  • A building height of 77.1 m (253 ft.) to top of residential parapet with additional height for a rooftop amenity space;
  • No vehicle parking spaces and 377 bicycle parking spaces;
  • No balconies for the residential units;
  • Mass timber construction; and
  • Retention of the existing building on the northern portion of the site.

The application is being considered under the Broadway Plan and is subject to the Mount Pleasant Centre - Area G (MCEG) sub-area.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

This application was approved with yellow memo and amendment by Council on January 30, 2024, following the Public Hearing on January 23, 2024.

The opportunity to ask questions through the Q&A is available from November 7 to November 27, 2022. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the virtual open house time period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share How many people are expected to live in 210 units ? Where are the food stores and other amenities ? A rough estimate is 460 residents, but in tight markets, with wages not keeping pace, people double up to afford even studios. This adds pressure to commercial rents and drives up the cost of living and land taxes. This makes small property holders more susceptible to selling. How many of these social, economic and quality of living issues are researched by the CoV planning department ? on Facebook Share How many people are expected to live in 210 units ? Where are the food stores and other amenities ? A rough estimate is 460 residents, but in tight markets, with wages not keeping pace, people double up to afford even studios. This adds pressure to commercial rents and drives up the cost of living and land taxes. This makes small property holders more susceptible to selling. How many of these social, economic and quality of living issues are researched by the CoV planning department ? on Twitter Share How many people are expected to live in 210 units ? Where are the food stores and other amenities ? A rough estimate is 460 residents, but in tight markets, with wages not keeping pace, people double up to afford even studios. This adds pressure to commercial rents and drives up the cost of living and land taxes. This makes small property holders more susceptible to selling. How many of these social, economic and quality of living issues are researched by the CoV planning department ? on Linkedin Email How many people are expected to live in 210 units ? Where are the food stores and other amenities ? A rough estimate is 460 residents, but in tight markets, with wages not keeping pace, people double up to afford even studios. This adds pressure to commercial rents and drives up the cost of living and land taxes. This makes small property holders more susceptible to selling. How many of these social, economic and quality of living issues are researched by the CoV planning department ? link

    How many people are expected to live in 210 units ? Where are the food stores and other amenities ? A rough estimate is 460 residents, but in tight markets, with wages not keeping pace, people double up to afford even studios. This adds pressure to commercial rents and drives up the cost of living and land taxes. This makes small property holders more susceptible to selling. How many of these social, economic and quality of living issues are researched by the CoV planning department ?

    Nand asked almost 2 years ago

    As per 2021 census data and the average household size for renters in studios, one-bedroom, two-bedroom and three-bedroom units, we can estimate approximately 355 residents for this building. 

    The Mount Pleasant Centre area of the Broadway Plan generally requires that ground floors of new development (e.g. along Main St.) have retail and service uses to support existing and future residents of the area. In addition to the inclusion of new retail and service uses, the Broadway Plan includes a Public Benefits Strategy to address the increasing need for the renewal, replacement and expansion of public amenities and infrastructure to help meet daily service needs and support a liveable, healthy, and sustainable community. Examples of these public benefits include affordable housing, childcare, parks and open spaces, transportation infrastructure, libraries, and fire halls as well as recreational, cultural and social facilities. Two significant funding sources for these public benefits include Development Cost Levies (DCLs) and Community Amenity Contributions (CACs). Please refer to pages 469-493 of the Broadway Plan for more information on the Plan’s Public Benefit Strategy, including scope and direction. In Mount Pleasant Centre, the Plan policies seek to integrate new amenities particularly around the future Mount Pleasant subway station at Main St. and Broadway.

  • Share I don't understand why such a high building will be considered right on the Main Street ? This will set the precedent for tall buildings on the same street in the future if this project is approved. This is not a good direction for the City of Vancouver on Facebook Share I don't understand why such a high building will be considered right on the Main Street ? This will set the precedent for tall buildings on the same street in the future if this project is approved. This is not a good direction for the City of Vancouver on Twitter Share I don't understand why such a high building will be considered right on the Main Street ? This will set the precedent for tall buildings on the same street in the future if this project is approved. This is not a good direction for the City of Vancouver on Linkedin Email I don't understand why such a high building will be considered right on the Main Street ? This will set the precedent for tall buildings on the same street in the future if this project is approved. This is not a good direction for the City of Vancouver link

    I don't understand why such a high building will be considered right on the Main Street ? This will set the precedent for tall buildings on the same street in the future if this project is approved. This is not a good direction for the City of Vancouver

    lap asked about 2 years ago

    This past summer, City Council approved the Broadway Plan. The Broadway Plan is an area plan which encompasses Kitsilano, Fairview and Mount Pleasant, centering around Broadway where the Broadway Subway is currently being built. The Broadway Plan aims to guide growth for the next 30 years around this new transit line. The Plan is a significant opportunity to integrate additional housing and job space, new shops and services, and amenities close to high-quality rapid transit to create complete, inclusive and affordable transit-oriented neighbourhoods. 

    2015 Main St is located within the Mount Pleasant Centre area of the Broadway Plan and most specifically in sub-area MCEG. This sub-area of the Broadway Plan allows for consideration of 25-storey rental buildings, with a below-market rental component, as is proposed in this rezoning application. 

  • Share How did you arrive at 20% below market housing? Why not 40-60% dedicated to actually uplifting the community and making a small dent in the pure lack of affordable housing? on Facebook Share How did you arrive at 20% below market housing? Why not 40-60% dedicated to actually uplifting the community and making a small dent in the pure lack of affordable housing? on Twitter Share How did you arrive at 20% below market housing? Why not 40-60% dedicated to actually uplifting the community and making a small dent in the pure lack of affordable housing? on Linkedin Email How did you arrive at 20% below market housing? Why not 40-60% dedicated to actually uplifting the community and making a small dent in the pure lack of affordable housing? link

    How did you arrive at 20% below market housing? Why not 40-60% dedicated to actually uplifting the community and making a small dent in the pure lack of affordable housing?

    C.Colin asked about 2 years ago

    Thank you for your question. We will be reaching out to our colleagues in Policy and have a reply for you soon.

    Update (November 17, 2022): 

    The 20% below-market rental requirement for the Broadway Plan was developed through iterative testing by a third-party land economics consultant during the planning process and consultation with stakeholders and the public. The testing found that a project would generally be viable for a diversity of sites with 20% of residential floor area as below-market as the market rents would be able to cross-subsidize the below-market rents at the heights and densities allowed. Increasing the proportion of below-market rental required would risk that new rental with below-market rental projects would not get built as it would not work financially for applicants. The current approach seeks to balance the need for new below-market rental housing with economic viability, and affordability and livability of new rental units.

    It is important to note that there are various other policies in addition to the below-market rental requirements within the Broadway Plan that seek to improve housing affordability. These include additional height and density, fee waivers and expedited processing for new social, supportive and co-operative housing applications. 

  • Share I get you're encouraging using transit and cycling by not including any parking spots in the building so will you make it a condition of housing that the residents can't own a vehicle? If not, why not? on Facebook Share I get you're encouraging using transit and cycling by not including any parking spots in the building so will you make it a condition of housing that the residents can't own a vehicle? If not, why not? on Twitter Share I get you're encouraging using transit and cycling by not including any parking spots in the building so will you make it a condition of housing that the residents can't own a vehicle? If not, why not? on Linkedin Email I get you're encouraging using transit and cycling by not including any parking spots in the building so will you make it a condition of housing that the residents can't own a vehicle? If not, why not? link

    I get you're encouraging using transit and cycling by not including any parking spots in the building so will you make it a condition of housing that the residents can't own a vehicle? If not, why not?

    C.Colin asked about 2 years ago

    Thank you for your question. We will be reaching out to our colleagues in transportation and have a reply for you soon.

    Update (November 16, 2022): 

    The City cannot restrict personal vehicle ownership for future residents. However, the City encourages greener mode of transportation through Transportation Demand Management (TDM) policies.

    The site falls within the boundaries of the Broadway Plan which encourages new applications within the Broadway Plan area to explore implementation of reduced parking provisions where feasible. Parking availability is a strong influencer on people’s transportation choices, both on how to complete their daily trips and on private vehicle ownership. Please note that the proposal for no on-site parking for this development is currently under review by City staff. However, by shifting the focus in new developments to requirements for high-quality, convenient, barrier-free access for walking, cycling and transit can signal to users that these modes are easy, intuitive choices for daily trips.

    The development is also well-sited to encourage reduced vehicle trips and parking demand. The site is required to provide a fulsome TDM Plan and located in close proximity to the city’s frequent transit network along Main St, bikeways along W 5th Ave and Ontario St, and the future skytrain station at Main St & E Broadway.  Through goals and actions identified in the Transportation 2040 Plan and accelerated through the Climate Emergency Action Plan response, the City continues to see an overall decrease in vehicle trips, by improving access to cycling, transit, and other modes City-wide.

  • Share Does the city have a plan to mitigate the effects of additional traffic on the already-congested intersection at 5th and Main? on Facebook Share Does the city have a plan to mitigate the effects of additional traffic on the already-congested intersection at 5th and Main? on Twitter Share Does the city have a plan to mitigate the effects of additional traffic on the already-congested intersection at 5th and Main? on Linkedin Email Does the city have a plan to mitigate the effects of additional traffic on the already-congested intersection at 5th and Main? link

    Does the city have a plan to mitigate the effects of additional traffic on the already-congested intersection at 5th and Main?

    Mt. Pleasant Dweller asked about 2 years ago

    Thank you for your question. We will be reaching out to our colleagues in transportation and have a reply for you soon.

    Update (November 16, 2022): The proposed development is well-sited to encourage reduced vehicle trips and parking demand. The site is required to provide a fulsome TDM Plan and located in close proximity to the city’s frequent transit network along Main St, bikeways along W 5th Ave and Ontario St, and the future SkyTrain station at Main St & E Broadway.  Through goals and actions identified in the Transportation 2040 Plan and accelerated through the Climate Emergency Action Plan response, the City continues to see an overall decrease in vehicle trips, by improving access to cycling, transit, and other modes City-wide.

  • Share Will heat pumps system be utilized to heat and cool the suites in this building? If not, why not? on Facebook Share Will heat pumps system be utilized to heat and cool the suites in this building? If not, why not? on Twitter Share Will heat pumps system be utilized to heat and cool the suites in this building? If not, why not? on Linkedin Email Will heat pumps system be utilized to heat and cool the suites in this building? If not, why not? link

    Will heat pumps system be utilized to heat and cool the suites in this building? If not, why not?

    C.Colin asked about 2 years ago

    The applicant has advised that Heat Pump systems or “waste heat” will be used to heat and cool the suites in this building. Page 12 of the applicant’s open house boards describes the “low-carbon energy” that is available to the project. For cooling, the project will connect to Creative Energy’s District Cooling System, located in an adjacent building. This system has a carbon intensity of approximately <10 kg / MWh, which fluctuates with BC Hydro’s carbon intensity. For heating, options exist to connect to the South East False Creek Neighbourhood Energy Utility and to utilize “waste heat” from Creative Energy’s cooling plant. Both of these options will provide heating and cooling with an energy and carbon intensity which will be even more efficient than heat pumps, and with a significant reduction in embodied carbon due to higher efficiency of utility heat pumps, simultaneous heating and cooling with higher COP and use of “waste heat”.

  • Share How many styles of units are there? How many square feet are each of the styles of units? on Facebook Share How many styles of units are there? How many square feet are each of the styles of units? on Twitter Share How many styles of units are there? How many square feet are each of the styles of units? on Linkedin Email How many styles of units are there? How many square feet are each of the styles of units? link

    How many styles of units are there? How many square feet are each of the styles of units?

    Hilary asked about 2 years ago

    This application proposes 53 studio units, 84 one-bedroom units, 53 two-bedroom units and 20 three-bedroom units. 20% of these units will be secured at below market rental rates. The average square feet proposed for these units per unit type is as follows – for below market rental units: studio (388.5 sq. ft.), one-bedroom (421.8 sq. ft.), two-bedroom (659.1 sq. ft.) and three-bedroom (819.8 sq. ft.) and for market rental units: studio (380.8 sq. ft.), one-bedroom (425 sq. ft.), two-bedroom (672 sq. ft.) and three-bedroom (819.8 sq. ft.).

  • Share At 25 storeys tall in a residential neighbourhood, do you really hate the look of the Vancouver skyline that much? Do you really hate the natural beauty that we'd all like to see? on Facebook Share At 25 storeys tall in a residential neighbourhood, do you really hate the look of the Vancouver skyline that much? Do you really hate the natural beauty that we'd all like to see? on Twitter Share At 25 storeys tall in a residential neighbourhood, do you really hate the look of the Vancouver skyline that much? Do you really hate the natural beauty that we'd all like to see? on Linkedin Email At 25 storeys tall in a residential neighbourhood, do you really hate the look of the Vancouver skyline that much? Do you really hate the natural beauty that we'd all like to see? link

    At 25 storeys tall in a residential neighbourhood, do you really hate the look of the Vancouver skyline that much? Do you really hate the natural beauty that we'd all like to see?

    C.Colin asked about 2 years ago

    This site is located in sub-area MCEG of the Broadway Plan, which allows for consideration of 25-storey buildings with secured market and below market rental housing in this location.

  • Share How long will Main Street be closed to accommodate construction of this site? on Facebook Share How long will Main Street be closed to accommodate construction of this site? on Twitter Share How long will Main Street be closed to accommodate construction of this site? on Linkedin Email How long will Main Street be closed to accommodate construction of this site? link

    How long will Main Street be closed to accommodate construction of this site?

    C.Colin asked about 2 years ago

    Pre-construction the site is required to meet with and coordinate construction and street use with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Closures of the lane are likely to be prohibited and if permitted neighbourhood notification would be required in advance. Any lane closures on Main St have not yet been determined at this stage in the process. Residents are encouraged to file complaints of prohibited activity or street use with 3.1.1 for staff to investigate.

  • Share What kind of arts and culture events will be held on the premises? How often will these be held? on Facebook Share What kind of arts and culture events will be held on the premises? How often will these be held? on Twitter Share What kind of arts and culture events will be held on the premises? How often will these be held? on Linkedin Email What kind of arts and culture events will be held on the premises? How often will these be held? link

    What kind of arts and culture events will be held on the premises? How often will these be held?

    C.Colin asked about 2 years ago

    The applicant is not proposing arts and culture space as part of this rezoning application.