POLICY REPORT
URBAN STRUCTURE

Date: February 1, 2002
Author/Local: June Christy/6114

RTS No. 02454

CC File No. 5305

Council: February 19, 2002

TO:	Vancouver City Council
FROM:	Director of City Plans Division in consultation with the Director of the Housing Centre
SUBJECT:	Amendments to the MC-1 District Schedule and Rezoning of the Hudson Street and East Hastings Street Industrial "Let-Go" Areas

RECOMMENDATION

A. THAT the Director of City Plans be instructed to make application to:

· amend the MC-1 District Schedule of the Zoning and Development By-law to permit new uses, and add the MC-2 District to the schedule (to not permit Dwelling uses), generally in accordance with Appendix A;

· Rezone the Hudson Street Industrial Area shown in Figure 1 from I-1 District to MC-1 District; and

· Rezone the East Hastings Street (Clark to Semlin) Industrial Area shown in Figure 2 from M-1 District to MC-1 and MC-2 Districts.

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-laws for consideration at the Public Hearing;

AND FURTHER THAT the application and by-laws be referred to Public Hearing.

B. THAT, subject to approval of the by-law to amend the MC-1 District Schedule at Public Hearing, the Noise By-law and the Sign By-law be amended as outlined in Appendix B.

FURTHER THAT the Director of Legal Services be instructed to bring forward the necessary amendments to these by-laws at the time of enactment of the by-law to amend the MC-1 District Schedule.

C. That, subject to approval of the by-law to amend the MC-1 District Schedule at Public Hearing, the by-law be accompanied at the time of enactment by the amended MC-1 Guidelines generally as outlined in Appendix D.

D. That, subject to the approval of the by-law to rezone the north side of East Hastings Street (Clark to Semlin) to MC-2, the by-law be accompanied at the time of enactment by the MC-2 Site Specific Rezoning Policy as outlined in Appendix C.

E. That the Director of Development Services and the Director of Current Planning be instructed to report to Council any development applications for sites in the Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas which are not in accordance with the MC-1 and MC-2 for possible withholding pursuant to Section 570 of the Vancouver Charter.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

Industrial Land Policy

Council on July 10, 1990, resolved that 109.3 hectares (270 acres) be released from industrial use, and that the Director of Planning review land use options and recommend new zoning schedules, including residential where appropriate. The Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas were included in these lands.

Housing Opportunities Strategy

Council on April 9, 1991 resolved to identify new housing opportunities in the city by planning for housing on surplus industrial lands using existing staff.

PURPOSE AND SUMMARY

This report recommends amendments to the MC-1 District Schedule to include three new conditional uses, and to add a new MC-2 District, to create a combined MC-1 and MC-2 Districts Schedule (Appendix A). This report also seeks Council approval to rezone to MC-1, the Hudson Street Industrial Area (currently zoned I-1) shown in Figure 1, and to rezone to MC-1 and MC-2, the East Hastings Street (Clark to Semlin) Industrial Area (currently zoned M-1) shown in Figure 2. Anticipated changes to the design guidelines are attached for your information (Appendix D).

In 1990, Council designated the Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas as "let-go" in recognition that both areas were no longer primarily industrial. In support of this objective, staff investigated various zoning schedules and feel that the
MC-1, a mixed use industrial zone, is an appropriate zone. MC-1 permits four storey mixed light industrial, commercial, and residential development at a maximum 2.5 FSR.

The proposed amendments to the MC-1 District Schedule and guidelines are generally minor, and are intended to accommodate the existing characteristics of Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas. The Hudson Street Industrial Area, the south side of Hastings Street (Clark to Semlin) and the Pender Street frontage would be rezoned to MC-1 and residential use would be conditionally approvable anywhere within these areas. The only significant variation concerns residential. The north side of Hastings Street is adjacent to a heavy industrial area, zoned M-2. This zone allows industrial uses which are incompatible with residential use. Therefore, it is proposed to not permit residential uses on the north side of Hastings Street by rezoning it to a new MC-2 District which does not permit dwelling uses. The MC-2 schedule will be combined with the MC-1 District Schedule to become the MC-1 and MC-2 Districts Schedule. The MC-1 and MC-2 schedules are similar to each other in most other respects except that MC-1 schedule permits dwelling units and MC-2 schedule does not.

Notwithstanding the above, there may be some sites on the north side of Hastings Street (Clark to Semlin), where impacts can be mitigated, which may be acceptable for social housing, and some consideration should be made for these instances, should they arise. Therefore, a policy for MC-2 site-specific rezonings to CD-1 for social housing on the north side of Hastings Street (Clark to Semlin) has been developed (Appendix C). This policy stipulates that if impacts (whether on the viability of nearby business operations or theimpact of future heavy industrial uses on the livability of the residential development) can be mitigated, social and non-market housing projects may be considered for rezonings.

Property owners, business tenants, and area residents in both the HSIA and the EHSIA areas were consulted and generally support the proposed amendments and rezoning to MC-1 and MC-2.

BACKGROUND

In 1990, Council designated ten "let-go" industrial areas in recognition that these areas could be considered for other uses, including residential (see Appendix C). The review began by dealing with the larger "let-go" areas first and the remaining smaller "let-go" areas at later stages. Once the Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas are dealt with, the only remaining "let-go" industrial area to be reviewed will be the M-1 zoned portion of Hastings Street between Clark and Heatley. A rezoning study for this area may begin when the Housing Plan for the Downtown Eastside, Chinatown, Gastown and Strathcona is completed.

DISCUSSION

1. Area Descriptions and Current Zoning

(a) Hudson Street Industrial Area (HSIA) (Figure 1)

The HSIA is located in the Marpole local area. It is approximately 2.3 hectares (5.8 acres) in size and zoned I-1, a light industrial zone. The I-1 allows for a maximum height of 18.3 m (60 ft.) and a maximum FSR of 3.00 for industrial uses and some limited service uses, but allows 1.0 FSR for all other uses.

There are approximately 24 property owners of 29 separate parcels within the HSIA with approximately twenty-five separate business license holders. The area has a mix of industrial (predominantly wholesaling) and non-industrial uses such as service, office, cultural and recreational uses and a small amount of retail. Existing buildings are generally two to three storeys with densities ranging from .22 to 1.71 FSR and an average FSR of .65. The City of Vancouver Parks Board has recently purchased three properties within the HSIA for development of a future park.

The area is bordered to the north and west by three and four storey apartments, zoned RM-4 and RM-3A. Commercial/office developments, zoned C-2, are located to the south, including the 13-storey Airport Square building. The four-storey Coast Vancouver Airport Hotel, zoned CD-1, borders the area to the east, with access off Oak Street, South West Marine Drive and Osler Street.

(b) East Hastings Street (Clark to Semlin) Industrial Area (EHSIA) (Figure 2)

The EHSIA comprises the north and south sides of Hastings Street, between Clark Drive and Semlin Drive, and two half blocks on the north portion of East Pender Street, between McLean Drive and Commercial Drive. It is approximately 7.6 hectares (17 acres) in size and zoned M-1. The EHSIA was left out of a city-initiated rezoning of specific M-1 and M-2 zoned areas to I-2 (a light impact industrial zone) because of its "let-go" status and its pending review for alternate zoning. The M-1 zone allows for a maximum height of 30.5 metres (100 ft.) and a maximum FSR of 5.0 for manufacturing and transportation and storage uses and some limited wholesaling uses, but allows 1.0 FSR for all other uses.

In the EHSIA, there are approximately 52 property owners of 68 separate parcels and approximately eighty-nine separate business license holders. The area has a mix of industrial and non-industrial uses such as retail, service, office and some cultural and recreational uses. Existing buildings are generally one to three storeys with densities ranging from .05 to 1.85 FSR and an average FSR of 0.7.

The EHSIA is adjacent to an area with heavier-impact industrial uses, zoned M-2, to the north of Hastings Street. South of Hastings Street between Clark
Drive and McLean Drive is a light-impact industrial area, zoned I-2. South of the Pender Street frontage and the remaining Hastings Street portion east to Semlin Drive are residential areas comprised of two-to four-storey multiple dwellings and one-family dwellings zoned RM-4.

2. Proposed MC-1 and MC-2 Districts Schedule and Guidelines

(a) Suitability of MC-1 and MC-2

Staff investigated the various existing zoning schedules, and rather than inventing new zoning schedules, (in part because of the relatively small size of the HSIA and EHISA), feel that the MC-1 District Schedule is appropriate. The MC-1 zone is currently in place in a small area of Commercial Street and Victoria Drive in Cedar Cottage, formerly an industrial "let-go" area. In 1996, Council amended the MC-1 District Schedule: it allows a mix of uses, including residential, light industrial, retail, service and office, up to four storeys. The MC-1 design guidelines address building design, compatibility among uses, area character, pedestrian interest, and the "fit" of new development.

The overall maximum of 2.5 FSR is achievable when development meets the guidelines. The maximum FSR permitted for the individual use categories (residential, commercial, industrial) is 1.5 FSR. The amount of retail permitted is 1,300 m² (13,994 sq. ft.). The MC-1 outright 0.75 FSR allows for small developments and changes of uses without guideline review.

As will be discussed in a later section of this report, a new MC-2 District will be combined with the existing MC-1 District Schedule to become the MC-1 and MC-2 Districts Schedule. The MC-2 is identical to the MC-1 in most respects except that MC-2 does not permit dwelling uses.

Staff believe that the proposed MC-1 and MC-2 mixed use zoning is appropriate because:

(i) there is already a mix of industrial and non-industrial uses in both areas;

(ii) there is an opportunity for small neighbourhood services and increased housing;

(iii) mixed use would be compatible with the adjacent residential anywhere within the Hudson Street Industrial Area, and in appropriate locations within the East Hastings Street (Clark to Semlin) Industrial Area.

(iv) MC-1 and MC-2 allow a broader mix of uses than M-1 and I-1 including retail, office, service and industrial, alone or in combination with residential uses;

(v) MC-1 and MC-2 provides for a scale that is compatible with adjacent residential in both areas (Maximum building height permitted is

12.2 m (40 ft.), and maximum density allowed is 2.50 FSR total, of which the residential maximum is 1.50 FSR); and

(vi) the design guidelines ensure livability of residential units, particularly in mixed use situations.

(b) Land Economics and Development Cost Levies

Although the maximum density under MC-1 and MC-2 is lower at 2.5 FSR, very few industrial businesses achieve the densities of 3.00 FSR in the I-1 and 5.00 FSR in the M-1. Economic analysis done by staff indicates land values under MC-1 and MC-2 will be approximately the same as under M-1 or I-1. In the current economy, it is neither an up nor a down-zoning. The MC-1 and MC-2 provides more diverse opportunities which the market may respond to in the future.

Development in the new MC-1 and MC-2 areas will fall under the current interim city-wide Development Cost Levy (DCL). The DCL rate for the MC-1 and MC-2 zone is $10.76 per square metre ($1.00 per square foot) for all non-residential uses. For residential uses, the rate is $26.91 per square metre
($2.50 per square foot).

(c) Minor Revisions to MC-1and MC-2 Uses

Appendix A outlines proposed revisions to the current MC-1 District Schedule. None of the proposed revisions will impact the Cedar Cottage MC-1 area.

(i) Staff reviewed current development in both "let-go" areas and determined that under the MC-1 and MC-2 zoning, very few existing businesses would be made "non-conforming" in regard to use and floorarea. Two potential non-conformities in regard to use and two in regard to floor area were identified (a cold storage warehouse in the Hudson Street Industrial Area and a funeral home in the East Hastings Street (Clark to Semlin) Industrial Area). Staff determined that they will have no negative impact on any future MC-1 and MC-2 uses, and propose to amend the MC-1 and MC-2 Districts Schedule to include them as conditional approval uses. There are also two businesses whose floor space would exceed the maximum FSR specified in the MC-1 and MC-2 for that use. These buildings would become "legally-nonconforming" under MC-1 and MC-2, but be able to remain as long as the owners wish;

(ii) It is proposed to add "Food or Beverage Products Manufacturing -Class A" as a conditional approval use in Section 3.2.1M. Specifying "Food or Beverage Products Manufacturing - Class A" as a conditional approval use brings the schedule into line with other similar zones.

(d) Specifics Regarding Residential Development

(i) Proposed MC-2 District - No Dwelling Use permitted on the North Side of Hastings Street (Clark to Semlin)

To the north of Hastings Street is a heavy industrial area, zoned M-2. This area is important for port-related industry, and is designated in Council's Industrial Lands Policies as a long-term "keep industrial" area. The zone allows industrial uses which are incompatible with residential livability. Therefore, it is proposed that the conditional dwelling use will not be permitted on the north side of Hastings Street (Clark to Semlin) across the lane from heavy industrial. This will be achieved by rezoning this area (see Figure 2) to MC-2, using a new MC-2 District Schedule which has been drafted to not permit most forms of dwelling uses (Exceptions would be "Artist Studio - Class B" and its associated "Residential Unit" and "Dwelling Units" for a caretaker.) The MC-2 schedule will be combined with the MC-1 District Schedule to become the MC-1 and MC-2 Districts Schedule, and is similar to MC-1, except for the limitation on dwelling uses. Owners of property on the north side of Hastings Street (Clark toSemlin) will still be able to achieve the maximum permitted density and the full array of other uses under MC-2.

(ii) MC-2 Site-Specific Rezoning Policy

There may be come sites on the north side of Hastings Street (Clark to Semlin), where impacts can be mitigated, which may be suitable for social housing, and some consideration should be made for these instances, should they arise. Therefore, a policy for MC-2 site-specific rezonings to CD-1 for social housing on the north side of Hastings Street (Clark to Semlin) is proposed (Appendix C). This policy stipulates that consideration of social housing will be subject to mitigating:

· impacts of current and possible future heavy industrial uses on the livability of the residential development; and
· the impact of new residential uses on the viability of the business operations in the vicinity of the site in the M-2 zoned area to the north (see map in Figure 2).

(iii) Dwelling Use at Grade, Including All-Residential Buildings

Mixed-use zones generally do not permit dwelling use at grade in front because they are usually located along arterials and/or in shopping areas. Because the Hudson Street Industrial Area and the East Pender Street blocks of EHSIA are not located along arterial roads or shopping areas, it is proposed to allow dwelling use at grade fronting the street in these two locations.

(e) Revised Guidelines

The current guidelines that accompany the MC-1 District Schedule provide direction for conditional uses and discretionary variations in the MC-1 regulations. The current guidelines include provisions to enhance livability and compatibility in mixed-use developments, enhance the pedestrian environment through attention to street frontage, encourage significant site landscaping tosoften the building form, and help mitigate impacts between residential and industrial uses.

Of particular importance, are the provisions in the guidelines that ensure a level of compatibility for industrial and/or commercial uses with residential uses within buildings, on adjacent sites, and in neighbouring areas. These include a range of methods such as buffering residential units from external noise, enclosing balconies, using sound absorptive materials and sound barriers, and providing separate lobbies and elevators for non-residential and residential uses. The guidelines also contain a Residential Compatibility Matrix which indicates the level of compatibility of all uses permitted in MC-1 and MC-2 with residential development.

The proposed revisions to the guidelines are attached in Appendix D and would be brought forward for Council adoption at the time of enactment of the MC-1 and MC-2 Districts Schedules. The revisions are intended to give consideration to the existing characteristics of the Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas. These include:

(i) Encouraging building design that is suitable to the Hudson Street and East Hastings Street (Clark to Semlin) Industrial areas. In particular, they recognize that future development along East Hastings Street (Clark to Semlin) may be characterized by lower densities on larger parcel sizes and wider frontages. Specific design considerations, such as appropriate building placement, quality fencing and landscaping treatments of surface parking along Hastings Street are included;

(ii) Specifying that residential uses are appropriate on any site in the Hudson Street and East Hastings Street (Clark to Semlin) Industrial areas except for the north side of Hastings Street and also specifying locations that residential uses at grade (all-residential buildings) may be considered;

(iii) Making appropriate references to the Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas in applicable sections.

3. Public Input

Staff developed an information package and a survey that was sent to all property owners, business owners, residents and community groups in and near the areas (387 for HSIA and 545 for EHSIA). Open houses were held, with staff available to discuss the possible rezoning to MC-1 and to answer specific questions. Copies of the MC-1 District Schedule with proposed revisions, were available as handouts at the open houses. The current design guidelines were also available with a note to advise that they would be revised after the public consultation was completed. (The proposal to not permit residential development on the north side of Hastings Street was included, although the legal mechanism of rezoning to MC-2 had not yet been devised.)

(a) Hudson Street Industrial Area

Phone calls, Letters, and Open House Response

Approximately eighteen phone calls and three letters were received in response to the information mailout, and twenty-one people attended the September 26, 2001 Open House. Almost all respondents and attendees to the Open House were in support of the rezoning. However, representatives of Hallmark Poultry who attended the Open House opposed the rezoning to
MC-1.

(Letters are on file at the City Clerk's Office.)

Survey Findings

Overall, 35 surveys were returned, and 83% (29) were in favour of rezoning to MC-1 (see Appendix F). Eighty-nine percent (26) were in favour of permitting dwelling units at grade throughout the area. With respect to property owners specifically, of the 21 property owners within the boundaries of the HSIA, 11 returned surveys with 82% (9) in favour of rezoning to MC-1. Of those in favour, all nine (100%) were in favour of permitting dwelling units at grade.

Concerns and Answers

Three concerns were raised:

(i) An owner of three properties within the Hudson Street Industrial Area had the following concerns:

· the potential for conflict between residential and current and future industrial uses;

As noted previously, there are provisions in the design guidelines that will ensure a level of compatibility for industrial uses with residential uses within buildings, on adjacent sites, and in neighbouring areas. The Residential Compatibility Matrix in the guidelines indicate the level of compatibility of all uses permitted in MC-1 with residential development.

· that the proposed residential would not add significantly to housing capacity;

The anticipated number of new residential units that could be achieved in the Hudson Street Industrial Area under MC-1 at a FSR of 1.50 has been estimated to be approximately 350 - 400 units which would increase Vancouver's housing capacity .

· that the area might be better served by commercial uses.

Staff note that the MC-1 permits a broad range of uses - office, service, retail, light industrial as well as residential - at up to 2.50 FSR. The rezoning provides ample flexibility for the owners and the market to determine preferred uses for the area.

(ii) Representatives from two church groups in the HSIA voiced concern that church use was outright in the current I-1, but conditional in MC-1. The church groups expressed plans to expand in the future. Staff note that church uses are conditional rather than outright in almost all zones because it provides a more appropriate level of control over parking, access, and other impacts. The revised MC-1 guidelines will clarify the intent to consider church uses; and

(iii) Some callers voiced concerns about the impact of new development on on-street parking in the area, and were advised that new developmentswill have to satisfy the off-street parking requirements of the Parking By-law.

(b) East Hastings Street (Clark to Semlin) Industrial Area

Phone calls, Letters, and Open House Response

Approximately 13 phone calls, one letter and one e-mail response were received in response to the information mailout, and nine people attended the October 10, 2001 Open House. Almost all of the callers expressed support. However, representatives of Hallmark Poultry who attended the Open House opposed the rezoning.

Survey Findings

Survey response rates were lower in the East Hastings Street (Clark to Semlin) Industrial Area. Thirty-five survey forms were returned for a six percent response rate. Overall, 77% (27) were in favour of rezoning to MC-1 (see Appendix G). However, only 40% (14) agreed with the proposal that market residential uses should not be permitted on the north side of Hastings Street. Of the 52 property owners within the East Hastings Street (Clark to Semlin) Industrial Area, 17 returned surveys. Of these, 82% (14) were in favour of rezoning to MC-1, but only 35% (6) agreed that market residential uses should not be permitted on the north side of Hastings Street.

Some survey respondents mentioned that the variety of additional uses permitted in the MC-1 and MC-2 will increase pedestrian traffic, reduce crime and prostitution, and revitalize and encourage new development in otherwise vacant or under underutilised properties.

Concerns and Answers

(i) There were two different perspectives that were noted in relation to the proposal to not permit residential uses on the north side of Hastings Street.

· As the survey findings suggest, eleven property owners (65%) within the EHSIA disagreed with staff's recommendation thatdwelling uses not be permitted on the north side of Hastings Street (other than social or non-market housing). However, staff stand by this proposal. As noted elsewhere in this report, the M-2 zoned area to the north of Hastings Street permits industrial uses which are incompatible with residential livability. Further, the area is important as port-related industry, and is designated in Council's Industrial Lands Policies as a long-term "keep industrial" area;

· On the other hand, Port Vancouver and Hallmark Poultry (a chicken processor and owner of a truck washing facility located on the north side of Hastings) are concerned that new residential development might impact the viability of their operations through resident's complaints about industrial activity. Staff note that market residential uses will not be permitted on the north side of Hastings Street while social and non-market housing may be considered as rezonings, there will likely be very few such projects.

(ii) Port Vancouver expressed concern about the possible negative effects of new uses in increasing congestion near the Hastings/Clark intersection. Staff note that traffic volumes at this intersection are due to city-wide traffic flows. Incremental increases in traffic volumes, because of new development in the area, will have negligible impact. Furthermore, driveway and access points for new developments that may occur along Hastings Street and Clark Drive would be reviewed by the Engineering Department during the development application process; and

(iii) A survey respondent requested that pawnshops should be not be permitted. Pawnshops are permitted as a conditional approval use in the MC-1 and MC-2, similar to all commercial zones including the mixed use C-1 and C-2 zones. They are subject to Section 10.30 of the Zoning and Development By-law which stipulates that any development permit issued for a pawnshop shall be limited in time to one year. Since pawnshops are a conditional use, issues such as compatibility with surrounding uses, social and policing impacts, and hours of operation and distance between other existing pawnshops will be considered.

ENVIRONMENTAL IMPLICATIONS

The proposed rezoning of Hudson Street and East Hastings Street (Clark to Semlin) Industrial Areas will provide additional housing opportunities and housing variety close to transit and work places.

CONCLUSION

This report recommends that Council revise the MC-1 District Schedule and rezone the Hudson Street (Clark to Semlin) Industrial Area to MC-1 and the East Hastings Street Industrial Area to MC-1 and MC-2. Rezoning, if approved, will result in development that adds to the housing supply and provide property owners with more choices of development. The accompanying guidelines will provide for livability while contributing to area character and pedestrian interest.

* * * * *

APPENDICES

A. Proposed Amendments to the MC-1 and MC-2 Districts Schedule. (NOT AVAILABLE IN ELECTRONIC FORM)

B. Proposed Amendments to the Parking By-law, Noise By-law and Sign By-law.

C. MC-2 Site Specific Rezoning Policy.

D. Proposed Revisions to the MC-1 and MC-2 Guidelines

E. Industrial "Let-Go" Areas Identified for Review in 1990.

F. Hudson Street Survey Industrial Area Survey Response Summary

G. East Hastings Street Industrial Area Survey Response Summary

APPENDIX B
Page 1 of 1

Proposed Amendments to the Noise By-law and Sign By-law

1. Noise By-law No. 6555

Schedule A:

Replace the reference to MC-1 where it appears, with MC-1 and MC-2.

2. Sign By-law No. 6510

Commercial and Industrial Areas, Section 9.2:

Replace the reference to MC-1 where it appears, with MC-1 and MC-2.

Schedule B, Commercial and Industrial Areas, Section 1.0 (d) (i) and Section 1.0 (h) (i) (B)

Replace the reference to MC-1 where it appears, with MC-1 and MC-2.

APPENDIX C
Page 1 of 1

MC-2 SITE-SPECIFIC REZONING POLICY
NORTH SIDE OF EAST HASTINGS STREET (CLARK TO SEMLIN)

Adopted by City Council ----

The MC-2 District does not permit most forms of residential development. However, the
City will consider site-specific rezonings to CD-1 for social housing developments in the MC-2 zoned area of East Hastings Street (Clark to Semlin).

Given that the MC-2 zoned area of East Hastings Street (Clark to Semlin) is adjacent to a heavy impact industrial area, zoned M-2, which allows some uses which may be incompatible with residential use, consideration of social housing developments will be subject to satisfactorily mitigating:

· impacts of current and possible future heavy industrial uses on the livability of the residential development; and
· the impact of new residential uses on the viability of the business operations in the vicinity of the site in the M-2 zoned area to the north.

The map below illustrates the area that this policy addresses.

APPENDIX E
Page 1 of 1

Industrial "Let-go" Areas Identified for Review in 1990

"Let-Go" Area	Review Complete	Outcome	Area Rezoned
Arbutus	1992	mainly residential	1993 onwards
Joyce/Vanness (Collingwood)	1992	mainly residential	1993
Burrard Slopes IC	1993	policy to consider site-specific rezonings for mixed use with some residential	n.a.
Railway/Powell	1994	confirmed as industrial	n.a.
Dundas/Wall	1996	mixed use: residential, commercial	1996
Cedar Cottage	1996	continue mixed use: residential, commercial, light industrial	1998
Kiwassa	1997	policy to consider rezonings of specified sites to RT-3	n.a.
SE False Creek	1999	mainly residential	not yet rezoned
Hudson Street	2001	mixed use: residential, commercial, light industrial	proposed in this report
East Hastings, east of Clark	2001	mixed use: residential, commercial, light industrial	proposed in this report
East Hastings, west of Clark: review on hold pending DTES housing plan completion.

APPENDIX F
Page 1 of 1

Hudson Street Industrial Area Survey Response Summary

NOTE: Owner of three properties (Prudean Properties Ltd.) located on Osler and 72^nd sent letter in opposition to the MC-1 zoning. The owner called to advise that he originally voted in support of MC-1, but has changed his mind. Survey response was amended and tabulated as a vote in non-support of the MC-1.

Response Rates by Property Owner, Business License Holder
Within the Hudson Street Industrial Area and by Property Owners Adjacent

APPENDIX G
Page 1 of 1

East Hastings Street (Clark to Semlin) Industrial Area Survey Response Summary

NOTES : * Owners of Hallmark Poultry Processors Ltd. submitted four survey response forms - one for each of the properties they own on East Hastings Street (1717,1747,1755,1763 East Hastings Street) - only one of the four survey response forms was included in the count.

** One respondent chose both agree and disagree statements in regard to the questions about housing on the north side of Hastings - thus, the response was not tabulated for the housing question.

*** Owners of Hallmark Poultry Processors Ltd. submitted four survey response forms - one for each of the properties they own outside the boundaries of EHISA (1722,1440,1750,1756) - only one of the survey response forms was tabulated.

 

Response Rates by Property Owner, Business License Holder/Tenants
Within the East Hastings Street (Clark to Semlin) Industrial Area and by Property Owner Adjacent to the Area

(c) 1998 City of Vancouver