Date: Tuesday, June 25, 2013
Time: 4:30 – 7:30pm
Venue: Native Education Centre, 285 East 5th Avenue (at Scotia)
The proposed 13-storey tower would have 195 market rental units, have a height of 45.5 metres (148.95 ft) and include 132 parking stalls. [Update: the proposal has been revised to 15-storeys in October of 2013]
This is the highest density ever proposed for a building in the heart of Mount Pleasant, with a Floor Space Ratio of 8.77. For comparison, the Rize rezoning had a FSR of 5.55. The density allowed under current zoning is 1.0 FSR (outright), up to a maximum density of 3.0 FSR that must be ‘earned’. New buildings in the vicinity that have densities of around 3.0 FSR include the Stella, Sophia, Uno and 2758 Prince Edward. The existing zoning guidelines allow an outright height of 30 feet (9.1m) and a maximum height of 70 feet (21.3 metres).
The same architects as for the Rize Rezoning, Acton Ostry Architects Inc., have submitted this rezoning proposal on behalf of Edgar Development Corp. The sale of the site is still ‘pending’, however, Edgar Development Corporation has secured options on the property in order to proceed with the rezoning.
One of the policies that the rezoning application references is the city’s Rental 100 (‘Son of STIR) policy. During the course of the Rize rezoning, several City Councillors and members of Planning Staff reiterated that only three sites in the Community Plan would be considered for additional height and/or density. These were the Rize, Kingsgate and IGA plaza sites. Hence it is a surprise that this new spot rezoning would circumvent the Mount Pleasant Community Plan with respect to both height and density. Further information on Rental 100 can be found on the Straight.com here: Son of STIR rising at Vancouver City Hall. There was no public consultation on the Rental 100 policy, there was no public hearing to review it, and the Rental 100 was not supported by a unanimous vote on Council. The Rental 100 shares many of the flaws of the now defunct STIR program, as documented in the article STIR program controversy: Legal framework flawed, program must be scrapped says West End Neighbours.
The City’s Rezoning Centre site has additional information on this proposal: http://former.vancouver.ca/commsvcs/planning/rezoning/applications/333e11th/index.htm
The address for the site is now officially 333 East 11th Avenue (formerly 275 Kingsway). The massing of the proposed building would have significant impacts in terms of light and shadow, and it would block views from surrounding buildings.
RAMP has further analysis on this rezoning proposal, please refer to: Open House: 275 Kingsway Tower rezoning Open House March 12th