2535 Carolina St and 557-569 E 10th Ave rezoning application

Thank you for your question. Yes, an alternative form of development which may be considered under section 10.25 of the Broadway Plan is for a secured rental building of up to 3-6 storeys in height with a maximum density ranging between 1.0 to 2.7 FSR. The number of units for a 3-6 storey building would be significantly less than what a tower form may provide. The building design and number of units proposed would be determined through the applicant.

Staff are required to review all submitted rezoning applications, as submitted. The applicant has chosen to submit the current proposal. Feedback received from the public and from the Urban Design Panel will help to inform staff analysis and potential rezoning conditions.

Thank you for your questions. The Broadway Plan allows for a range of housing types on both local and arterial streets in the Mount Pleasant RT Areas – Area B. On the block where this development is proposed, there is potential through rezoning to consider one tower to a maximum height of 18 storeys. Where a second tower cannot be achieved, an alternative form of development up to six stories may be considered. Please refer to section 10.25 of the Broadway Plan for further details.

Staff review of the application is ongoing and it will be up to City Council to make a decision if they will support or not support the application. Further details of how the rezoning process works can be found online here: https://vancouver.ca/home-property-development/how-rezoning-works.aspx.

Thank you for your questions. As part of the rezoning process, Engineering staff will review conditions of the existing road network and any possible impacts the development may have on it. Conditions may be included for off-site requirements to improve transportation operations and safety for all road users. Prior to construction, the applicant is to meet with and coordinate construction and street use impacts with the City’s Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Traffic management plans are reviewed closely by Engineering staff to ensure there are safe vehicular, cycling, and pedestrian provisions during construction to provide access for the local residents and businesses. 
 
The Broadway Plan does not prescribe an architectural style, however, section 11 of the Broadway Plan describes principles for the built form and site design. Staff review considers architectural quality and will also receive advice from the Urban Design Panel regarding the built form for this rezoning application.

The applicant has noted the building is designed to promote architecture that is sympathetic to the pedestrian scale. For example, the building includes residential units facing the street with steps and porches that act as eyes on the street and may foster chance encounters between new building residents and people in the existing neighbourhood. The applicant has also noted the corner store is intended to add to the pedestrian experience and contribute to the neighbourhood.

Under the “Mount Pleasant RT – Area B” section of the Broadway Plan, a height of up to 18 storeys may be considered where secured rental housing is proposed with a minimum of 20% of the net residential floor area is secured at below-market rents. Minor increases in height may be considered for delivery of ground-level local-serving retail uses. Staff review is underway and an analysis of the form of development will be reflected in a future referral report.

In “Mount Pleasant RT – Area B”, the Broadway Plan (policy 10.25.2) allows for a maximum of one tower on this block. A rezoning application located adjacent to this site at 523-549 E 10th Avenue was the first to submit a rezoning application which proposes a tower on this bock. Proposing a second tower at the subject site is beyond what is permitted under the Broadway Plan.

The proposed development is required to meet the Parking By-law and provide off-street vehicle parking spaces. It is well-sited to encourage reduced vehicle trips and parking demand as it is in close proximity to the frequent transit network (along Broadway), cycling infrastructure (existing bikeways along E 10th Avenue), as well as the future sky train station at Main Street and Broadway. A Transportation Demand Management Plan has been provided by the applicant which helps to further reduce development demand for vehicle trips and parking.

Every applicant provides shadow studies which are vetted through the rezoning process. The applicant has confirmed the shadow studies are accurate and have accounted for daylight savings time.  Staff review is underway and an analysis of the application will be reflected in a future referral report. 

The applicants documents reflect a snapshot in time showing context for buildings constructed up to 2020. Staff review of the application will consider current context. There is a separate rezoning application proposed to the west of this site, however, it is not part of the existing context and has not been reviewed by City Council at this point in time.

Thank you for your questions. Section 14.2 of The Broadway Plan identifies E 10^th Avenue as a future greenway.  Prior to construction, the applicant is to meet with and coordinate construction and street use impacts with the City’s Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Traffic management plans are reviewed closely by Engineering staff to ensure there are safe vehicular, cycling, and pedestrian provisions during construction to provide access for the local residents and businesses. 

The proposed rezoning must meet the Parking By-law with respect to off-street vehicle parking spaces. The applicant is proposing Transportation Demand Management measures that will help to reduce development demand for vehicle trips and parking. Curbside regulations will be reviewed and updates implemented in advance of building occupancy to ensure appropriate availability of curbside parking. Requests for permit parking may be made by contacting 3-1-1 or through the City’s website for staff review.

All existing street trees along Carolina Street and E 10th Avenue are shown as retainable at this time, per the arborist report submitted by the applicant.