Introduction
Our Preliminary Proposal
This project is located at 4 West 3rd Avenue, 16 West 3rd Avenue and 5 West 4th Avenue. The proposed development envisions a large-scale community hub for innovation industrial office space with vibrant, street level retail uses to serve these dynamic industries’ workforce in the heart of the Mount Pleasant Industrial Area.
If approved, the proposal would see innovative industrial and commercial uses, heritage retention and refurbishment, office, daycare and ground floor activation food and beverage uses, centered around a new public plaza. With the variety of proposed uses in-line with the Broadway Plan and excellent connectivity, the new proposal will be a community hub for the neighbourhood.
By building and working together, PCI develops lasting relationships with neighbourhoods. People are at the centre of how we design spaces, how we treat our tenants, and how we give back to local communities.
ABOUT THE PROJECT
Location
The three adjacent sites are located at 4 West 3rd Avenue, 16 West 3rd Avenue, and 5 West 4th Avenue. The proposal is a uniquely large revitalization development totaling over 1.66 Acres within the MIAA policy of the Mount Pleasant Industrial Area A. The site was previously occupied by Alsco Uniforms, whom PCI purchased the property from, and who have relocated to a purpose-built facility in the Lower Mainland.
The Broadway Plan
The site falls within the boundary of the Broadway Plan (2022) under the Mount Pleasant Industrial Area – Area A (“MIAA”) policy. The intent of the MIAA is to “strengthen the heart of the Mount Pleasant Industrial Area as a vibrant creative production area by enhancing light industrial function while strategically increasing opportunities to support the innovation economy” (Broadway Plan, 2022, p. 190).
Furthermore, it encourages the following:
- Intensify the traditional light industrial functions (production, distribution and repair) of the area.
- Recognize the important role that established industrial spaces play as a home for arts and cultural spaces, and secure retention of existing spaces and/or development of new spaces where feasible.
- Restrict any new residential uses, in accordance with the Metro Vancouver land use designation for Industrial lands.
- Introduce additional flexibility in permitted uses that are complementary to industrial and office uses, including additional amenities and services (e.g. food and beverage options) to support an increase in employees in the area.
- Explore opportunities to enhance the viability of small businesses, such as expanded lounge and patio space for breweries.
MIAA policy includes a maximum FSR of 6.0 and height of 152 feet. For exceptional industrial projects that deliver a minimum of 50% of the floor space as industrial uses, additional height and density generally in-line with the I-1C zone Use Categories may be considered.
This project proposes 50% Industrial use (3.0 FSR) and retention and rehabilitation of the Heritage building.
Project Details
The project aims to create an ecosystem of job space over multiple phases of development comprised of an existing 2-storey heritage building with a 1-storey addition (3-storeys total), previously known as “Dominion Steam Laundry, Nelson’s Laundry” and one 11-storey and one 10-storey building for job space comprising of innovative light industrial uses, office, daycare, and ground-activation service and retail uses (including food and beverages).
In addition to industrial and commercial uses, aligned with the Broadway Plan, the development proposes a new privately owned public plaza space for the benefit of the local arts & culture community. This includes an outdoor mid-block courtyard for patio and potential outdoor performance space.
The rehabilitation of the heritage building will help strengthen the public realm along West 4th Avenue with street frontage and laneway activation on the Ontario Street Greenway. The site is well serviced by transit, cycling, and pedestrian mobility networks.
The proposal envisions terraced decks throughout the project to add significant green space to the site, and provides daylight and views to the programmed areas within the building.
The following outlines the current project statistics.
Heritage Rehabilitation
Nelson’s Laundry at 4th and Ontario Street is classified as a Class C “contextual or Character” building as per the Heritage Register. Class C buildings are considered to contribute to the historic character of the area or streetscape and have heritage value. The project envisions rehabilitation of the base building and reduced carbon impact of demolition.
The proposed redevelopment aims to provide significant rehabilitation efforts to reuse the existing heritage building as much as possible, reducing the project’s carbon footprint while breathing new life into the heritage asset. Central to the project, is a heritage courtyard which acts as the heart of the project, blending new and old while providing public space in the centre of the industrial neighbourhood.
| PCI 4th & Ontario | |
|---|---|
| Heights | 3 Buildings Consisting of: – 3 storey heritage rehabilitation – 11 storey building for job space (NE) – 10 storey building for job space (SW) |
| Industrial Space | 263,957 sq ft 55% of net area designated Industrial |
| Office Space | 184,773 sq ft 39% of net area office space |
| Retail Space | 16,654 sq ft |
| Daycare Space | 10,072 sq ft |
| Total Area | 478,251 sq ft 6.0x + 10% Heritage Bonus 6.6 FSR Total |
| Courtyard | 4,500 sq ft |
| Heritage Rehabilitation | 36,000 sq ft (includes existing heritage and new addition) |
| Parking Spots | 385 stalls |
Urban Innovative Industrial Use
The project proposes 50% Innovative Industrial Use, meeting the requirements under Option 2 of the MIAA zoning under the Broadway Plan.
- Digital Entertainment Information Communication Technology (DEICT)
- Innovation Industrial Office
- Graphic/Digital Arts
- Business or Art School
- Sound or Movie Studio
- Nano Tech
- Bio Medical
- Pharmaceutical
- Maker’s Space
- Manufacturing
- 3D Printing
- power Systems
- Brewing
- Distilling
- Laboratory
- Catering
- Food Production
Community Benefits
New Neighbourhood Serving Retail
The site will include provision of new commercial and retail space for the surrounding community.
Industrial Use
The project proposes 50% Innovative Industrial Use. The aim is to support industry and employment and is oriented to innovation, research and development, and the knowledge economy.
Lane Activation
Laneway activation provides a finer grained approach to retail and leisure uses, enhancing the local art and culture character of the uses.
Innovation
The aim of this project is to bolster innovation, and create an employment hub for likeminded individuals and organizations. The type of use lends itself to creativity and innovation, as Vancouver continues to become well known for their tech-forward economy.
Childcare
New, onsite daycare will be available for the benefit of employees, residents, and the existing surrounding community. The childcare proposes nearly 10,000 square feet of space.
New Open Space
This proposal seeks to establish a courtyard that will act as the heart of the project. Seamlessly, blending new and old, the space will provide public gathering area in the centre of an industrial neighbourhood.
New Office Space
Vancouver continues to have among the lowest office space vacancies in North America. The provision of office space will further allow complementary uses for industrial businesses and achieve the intent of the Broadway Plan.
Heritage Restoration
Significant rehabilitation effort to reuse the building as much as possible has been implemented in the project scheme. This will help to reduce the project’s carbon footprint and honour a historically significant site.
Community Connection
Access to transportation infrastructure is exceptional at the site, with convenient access to SkyTrain (Canada Line, Expo Line, Future Broadway Subway) bus, water taxi, and various bike and walking routes. Further, this proposal will provide about 385 parking spaces and roughly 259 bicycle stalls.
Sustainable Model
This development will meet the City’s Green Building for rezoning, and is committed to pursuing additional third-party certifications that will focus on reducing carbon, designing for health and wellness, and preparing for future climate impacts. The project will also be implementing key aspects of the City’s Sustainable Large Sites Policy.
Frequently Asked Questions
Where we Are
PCI submitted a Rezoning Enquiry in September 2022, following the implementation of the recently approved Broadway Plan. Following comments received by City Staff in May 2023, PCI has submitted a Rezoning Application. The Rezoning Application will then go through a city-led community input period lasting around 12-18+ months, culminating in an eventual Public Hearing in front of City Council.
About Us
This project is being led by PCI Developments and Low Tide Properties in collaboration with Perkins & Will Architects, Bunt & Associates Engineering and PFS.
Engage With Us
We want to hear from you!
Contact Us
For more information, please contact us at info@pciatontario.com