349 E 6th Ave rezoning application

The 6 block radius from Main and Broadway has had 2,682 residential unit completions since the year 2000 (accounting for both conversion and new construction buildings). Of those 2,682 units, 90 were considered non-market units, 349 were secured market rental units, and 172 were unsecured rental units with no formal housing agreements/covenants with the City of Vancouver.

The geographic boundaries for this analysis were South: 15^th, North: 2^nd Avenue, East: Carolina Street, West: Yukon Street.

The current proposal involves a rent mix with approximately 70% of units falling within Housing Income Limits rent levels (50% Rent Geared to Income units, and 20% Shelter-rate units), and 30% of units at the lower end of market rent. 

There would be a total of 20 parking spaces. 1 passenger loading space and 5 accessible parking spaces. Parking will be offered first to the residents moving from 325 east 6^th avenue as they will be provide with the right of first refusal. Accessible parking spots will be reserved for people with disabilities or residents with mobility issues. The remaining of parking spots will be based on first come basis.

Closer to completion, Brightside will allocate the lower end of market units throughout the building and to a mix of units depending on the final project budget.

Thank you for your comments on our virtual open house method, which we are continuing to monitor and adapt. You are welcome to submit individual questions through multiple question forms. To submit comments using paragraphs, please use the ‘Send your comments’ tab.

The parking requirements of this project is carried out by the City’s Engineering department based on the local transportation demands. Typically, developments for social housing and non-market rental developments generate lower parking demand than typical market rental or market strata. The 2018 Metro Vancouver Regional Parking Study includes data parking on utilization. 

In terms of the height, the proposed site is being considered for a 12-storey residential building under the Mount Pleasant Community Plan (MPCP). This project is a social housing proposal which, in exchange, allows for extra density and height. Section 4 of the MPCP also includes specific goals for the provision of housing opportunities. You can review the MPCP, which is available online and provides an overview of what is anticipated in the Mount Pleasant area. The City’s Housing Vancouver Strategy also aims to provide for an increased number of affordable housing projects across the City. 

This site is also located in the Broadway Plan Area Plan which leverages the Broadway subway line investment for rapid transit and new housing opportunities. Some of the goals and guiding principles include but are not limited to expanding housing opportunities across the spectrum to accommodate for rental housing demands, reinvest in older housing stock, and diversify household incomes and backgrounds.

The housing unit mix of this project is also based on Brightside’s housing portfolio across the city. Brightside provides housing primarily to seniors and those with disabilities. The project is also geared towards and prioritizes seniors, particularly those who reside in Lion’s Manor as they will have the right of first refusal for the new building once it’s complete. 

In regards to safety, typical rezoning conditions that are included in the rezoning report and are applicable if the development is approved are CPTED strategies which generally include:

• Having particular regard for mischief in alcoves and vandalism such as graffiti;
• Consideration of mail theft in the design and location of mailboxes;
• Consideration of residential break and enter;
• Provision of outdoor common area and path lighting; and
• Provisions for visibility and security in the underground parking garage in accordance with the Parking By-law, including:
• Providing 24 hour overhead lighting at exit doors and step lights;
• Providing white-painted walls, and;
• Ensuring a high degree of visibility at doors, lobbied, stairs, and other access routes.

Additionally, through staff review it will be determined if additional improvements are necessary that will improve local safety such as improved street lighting.  

The project proposes to meet the City of Vancouver’s definition of Social Housing as defined in the Zoning and Development By-law:

• in which at least 30% of the dwelling units are occupied by households with incomes below housing income limits, as set out in the current “Housing Income Limits” table published by the British Columbia Housing Management Commission, or equivalent publication; 
• which is owned by a non-profit corporation, by a non-profit co-operative association, or by or on behalf of the City, the Province of British Columbia, or Canada; and 
• in respect of which the registered owner or ground lessee of the freehold or leasehold title to the land on which the housing is situate has granted to the City a section 219 covenant, housing agreement, or other security for the housing commitments required by the City, registered against the freehold or leasehold title, with such priority of registration as the City may require;

Brightside is proposing a rental mix with approximately 70% of units falling within Housing Income Limits rent levels (50% Rent Geared to Income units, and 20% Shelter-rate units), and 30% of units at the lower end of market rent. As a result, the various rental levels will be distributed across the entire unit mix including family units. 

The rezoning application fee for this project was  based on the 2020 Fee Schedule. A rezoning application is required to review and analyze a proposed development to ensure the development will meet a number of objectives including: City By-laws, policies, neighbourhood context, form of development, engineering requirements and tenant needs etc. This combined with financial considerations generally factor into the number of units being proposed of a particular development. 

The current proposal involves a rent mix with approximately 70% of units falling within Housing Income Limits rent levels (50% Rent Geared to Income units, and 20% Shelter-rate units), and 30% of units at the lower end of market rent. As a result, the rents in the new development will vary from $375 to $2,370 per month.  Rent structure proposed for this project is based on a funding model that factors in grants and financing from BC Housing’s Community Housing Fund program which is currently being pursued. Brightside is currently exploring financing and grants with the objective of increasing the affordability of rental homes over the building’s lifetime.

Yes, this project is being considered under the Mount Pleasant Community Plan (MPCP). Section 4 of the MPCP also includes specific goals for the provision of housing opportunities. You can review the MPCP, which is available online and provides an overview of what is anticipated in the Mount Pleasant area. You can also access the city boards which summarizes the MPCP guidelines that are applicable to this project: https://rezoning.vancouver.ca/applications/documents/349-e-6th-ave-city-boards.pdf 

Brightside first informed the residents about the intention to redevelop the site on July 10, 2019. Since then, Brightside has been sharing information pertaining to the development process and gathering resident feedback for the new building. Brightside has also ensured senior residents of Lions Manor have access to the virtual open house so their feedback is recorded.

There are renderings that are taken from the bird’s eye view, but also renderings that are taken from the street level. They can all be reviewed here: https://rezoning.vancouver.ca/applications/349e6thave/documents/Renderings.pdf  

The City is actively addressing the current housing crisis issue through various initiatives such as the Housing Vancouver Strategy, the City’s vision for ensuring that Vancouver can be a home for people of all incomes and backgrounds, by prioritizing affordable housing and making housing markets work for all people who live and work in the City.  As part of the rezoning application process, this project will be voted on by Council at a public hearing. Further, the “Guiding Principles” established for the Broadway Plan Area where this project is located seeks to support affordable, diverse, equitable and inclusive complete neighbourhoods.

Social Housing development is supported in the Mount Pleasant Community Plan as highlighted below. As such the applicant has submitted an application to rezone the property at 349.E 6^th Ave as permitted under the enabling policy for this project, Section 4.0 of the Plan:

• Section 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.
• Section 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

It  should be noted that the current proposal at 349 East 6^th Avenue located in the Broadway Planning area.  As such, the Broadway Plan Interim Rezoning Policy is also applicable, wherein rezoning applications may be only considered under limited situations.  Specifically, Policy 2 is applicable, wherein rezoning applications will be considered for projects involving 100% social and supportive housing, or community care facilities or group residences.  

With respect to the property at 325 E. 6th Avenue, the current development potential of this site is limited to what is allowable under the existing zone (RM-4) – FSR 1.45 and height of 10.7m.  Further, the site also falls under the Broadway Planning area and the future development potential of 325 E.6^th Avenue is currently unknown as the Broadway Planning process has not been completed.