The District of North Vancouver is currently working on updating their zoning bylaws in response to the Province’s housing legislation regarding Transit Oriented Areas (TOAs) and Small-Scale Multi-Unit
Housing (SSMUH).

TOAs in the District of North Vancouver

There are two TOAs in the District: Phibbs Bus Exchange (the Phibbs TOA) and Capilano University Bus Exchange (the Cap U TOA) (see maps below).

The District estimates that the TOAs will see 1,800 units developed over the next 10 years, and that the overall theoretical maximum build out would see approximately 5,500 additional new units above the existing OCP.

SSMUH in the District

Bill 44 requires the District to approve a zoning bylaw that complies with SSMUH requirements by June 30, 2024, by allowing small-scale, multi-unit housing in zones that would otherwise be restricted to single-family dwellings or duplexes.

The SSMUH legislation requires that all residential zones permit a minimum of 3, 4 or 6 units depending on their size and proximity to frequent bus service.

Many of the lots in the District are located in creek, slope and wildfire hazard development permit areas and are therefore exempt.

Here’s the breakdown on lots under SSMUH:

• There are 19,961 single family zoned lots in the District
• 8,583 lots are exempted under DPAs and will remain single family zoned
• 8,494 lots are deemed to be “challenging” for servicing
• 2,884 lots are deemed feasible for servicing
• 1,295 lots are permitted 6-units (located within 400m of frequent bus service)

Full PDF versions of the SSMUH maps can be viewed here: https://www.dnv.org/sites/default/files/phipo-maps.pdf

Further information can be viewed here: https://www.dnv.org/community-environment/new-provincial-housing-legislation

A development application has been submitted for 1587 West 4th Avenue, near the NE corner of Fir Street. The site is one of the former CP Rail sites that was sold in 2022. The 5,645 SF site has been used for surface parking for over 20 years and is zoned C-2B, a commercial mixed use zoning that allows up to 3.5 FSR for rental development.

The current proposal is for a new 7-storey rental building that includes:

• 22 rental units;
• 2 studios, 12 one-bedrooms, 2 two-bedrooms & 6 three-bedrooms;
• a 2,300 SF animal clinic on the bottom two floors;
• a total density of 3.50 FSR;
• a building height of 72 ft.;
• 3 surface parking stalls at the rear lane.

The Granville Street bridge West 4th offramp extends over the Northern portion of the site, such that only 53% of the site is developable. As such, the application seeks a few relaxations under the zoning. Under the site’s C-2B zoning, the application is “conditional” so it may be permitted. However, it requires the decision of the Director of Planning.

The site was acquired in 2022 for $2,900,000 or $146 per buildable SF based on the application.

The architect for the project is Arno Matis.

PC Urban has submitted a rezoning application under the Broadway Plan for a two tower rental project on West 13th Avenue at Willow Street, in the Uptown South neighbourhood of the Broadway Plan. The site is located just one block South of Vancouver General Hospital.

The Eastern half of this site was assembled by our team.

The proposal is to allow for the development of two 21-storey buildings and includes:

• 354 rental units;
• 20% of the floor area secured for below market rental units;
• A 24-hour childcare facility;
• A total density of 7.40 FSR;
• A building height of 211 ft. with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan.

The application is requesting additional density for the delivery of the childcare centre.

The architect for the project is Francl Architecture.

The latest rezoning application has been submitted in the Broadway Plan for a site located at 270 East 13th, at the corner of 13th and Sophia in the Mount Pleasant neighbourhood.

The plan for the 18,065 SF site is to develop a single 20-storey rental tower that includes:

• 167 market rental units;
• 20% of the floor area secured for below market rental units;
• 5,400 SF of ground floor retail space;
• A total density of 6.80 FSR; and
• A building height of 203 ft. with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan.

The architect for the project is Studio One Architecture. The development manager for the project is JTA Development Consultants.

A rezoning application has been submitted under the Broadway Plan for a site located at East 12th Avenue and Quebec Street in the Mount Pleasant neighbourhood. The one acre site is currently improved with two older apartment buildings.

The proposal is to allow for the development of two 21-storey rental towers that include:

• 397 rental units;
• 20% of the floor area secured for below-market rental units;
• 11,000 SF of retail space;
• a density of 6.6 FSR;
• A building height of 204 ft.

This application is being considered under the Broadway Plan.

The architect for the project is Studio One Architecture.