1405 Main St and 1510 Quebec St rezoning application

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The City of Vancouver has received an application to rezone the subject site from FC-1 (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 42-storey and 25-storey mixed-use rental building with a six-storey podium and includes:

  • 780 units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 11.27; and
  • A building height of 129.5 m (425 ft.) and 79.8 m (262 ft.) with additional height for rooftop amenity space.

This application is being considered under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

The City of Vancouver has received an application to rezone the subject site from FC-1 (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 42-storey and 25-storey mixed-use rental building with a six-storey podium and includes:

  • 780 units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 11.27; and
  • A building height of 129.5 m (425 ft.) and 79.8 m (262 ft.) with additional height for rooftop amenity space.

This application is being considered under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from May 7-20, 2024. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share Are you proposing social service uses eg community Center, skating rink, daycare, library, on the ground floor. What are the expected rents for the appartment suites? on Facebook Share Are you proposing social service uses eg community Center, skating rink, daycare, library, on the ground floor. What are the expected rents for the appartment suites? on Twitter Share Are you proposing social service uses eg community Center, skating rink, daycare, library, on the ground floor. What are the expected rents for the appartment suites? on Linkedin Email Are you proposing social service uses eg community Center, skating rink, daycare, library, on the ground floor. What are the expected rents for the appartment suites? link

    Are you proposing social service uses eg community Center, skating rink, daycare, library, on the ground floor. What are the expected rents for the appartment suites?

    Don collins asked 6 days ago

    The question was forwarded to the Applicant, this was their response:

    Thanks for the question, 13,663 sq. ft. of retail space is proposed on the ground floor. This will contribute to an engaging public realm and enhance the current street experience. 

    High level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangement as the project progresses.

  • Share False Creek once covered this site. As the property is on a floodplain, what kind of future impacts could occur from climate change due to sea level rise? Is there a high degree of earthquake risk in a zone prone to liquefaction? on Facebook Share False Creek once covered this site. As the property is on a floodplain, what kind of future impacts could occur from climate change due to sea level rise? Is there a high degree of earthquake risk in a zone prone to liquefaction? on Twitter Share False Creek once covered this site. As the property is on a floodplain, what kind of future impacts could occur from climate change due to sea level rise? Is there a high degree of earthquake risk in a zone prone to liquefaction? on Linkedin Email False Creek once covered this site. As the property is on a floodplain, what kind of future impacts could occur from climate change due to sea level rise? Is there a high degree of earthquake risk in a zone prone to liquefaction? link

    False Creek once covered this site. As the property is on a floodplain, what kind of future impacts could occur from climate change due to sea level rise? Is there a high degree of earthquake risk in a zone prone to liquefaction?

    redpanda asked 4 days ago

    As part of the rezoning process, Engineering staff include a review of the application’s preliminary hydrogeological study with respect to the Groundwater Management Bulletin requirement for a hydrogeological study submission to demonstrate that a proposed development can be feasibly constructed without significant groundwater-related risks or negative impacts. 

    If the project advances through the development process and additional information is obtained, the preliminary hydrogeological study may undergo one or more revisions. The study is to include any new or confirmed details about the project, recent or proposed works required to complete the hydrogeological study, revisions to the groundwater management plan or impact assessment, or any other information needed to address Engineering staff’s feedback on the preliminary study. In addition, Engineering staff may also include development conditions for example, to require flow monitoring during or even after construction, or to ensure that any significant risks or negative impacts are avoided or mitigated.

  • Share Are there any blew-market/affordable rental units in the project? If yes, what is the rough % and rent cap? on Facebook Share Are there any blew-market/affordable rental units in the project? If yes, what is the rough % and rent cap? on Twitter Share Are there any blew-market/affordable rental units in the project? If yes, what is the rough % and rent cap? on Linkedin Email Are there any blew-market/affordable rental units in the project? If yes, what is the rough % and rent cap? link

    Are there any blew-market/affordable rental units in the project? If yes, what is the rough % and rent cap?

    Winson asked 4 days ago

    780 market rental units have been proposed, no below-market rental units have been proposed.

    This application is being considered under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. As per Section 4.1(b)(ii) of the policy: The proposed development may or may not include social housing or below-market housing.

    As per the Policy Intent Section: this policy aims to deliver rental housing on City-owned land while piloting an innovative approach to delivering long-term, broad-based public benefits through City-led development. Under this policy, and subject to development economics, projects on up to five City-owned sites may be developed to provide long-term, broad-based public benefits through generation of non-tax revenues. These ongoing revenue streams may be utilized by Council, through its financial and capital planning processes, to advance City priorities; this may include addressing the growing infrastructure deficit, supporting the renewal and upgrade of community amenities, or contributing towards affordable housing – including redevelopment of co-op and social housing within the Vancouver Affordable Housing Endowment Fund (VAHEF) – in partnership with senior levels of government.

  • Share Due to the critical nature of our housing crisis and the urgent need to have more housing supply built, what measures are being taken by the city to have this application approved as quickly as possible? The city owns this land already, will be developing the site itself and has jurisdiction over its use. Does this allow an opportunity to get shovels in the ground faster? on Facebook Share Due to the critical nature of our housing crisis and the urgent need to have more housing supply built, what measures are being taken by the city to have this application approved as quickly as possible? The city owns this land already, will be developing the site itself and has jurisdiction over its use. Does this allow an opportunity to get shovels in the ground faster? on Twitter Share Due to the critical nature of our housing crisis and the urgent need to have more housing supply built, what measures are being taken by the city to have this application approved as quickly as possible? The city owns this land already, will be developing the site itself and has jurisdiction over its use. Does this allow an opportunity to get shovels in the ground faster? on Linkedin Email Due to the critical nature of our housing crisis and the urgent need to have more housing supply built, what measures are being taken by the city to have this application approved as quickly as possible? The city owns this land already, will be developing the site itself and has jurisdiction over its use. Does this allow an opportunity to get shovels in the ground faster? link

    Due to the critical nature of our housing crisis and the urgent need to have more housing supply built, what measures are being taken by the city to have this application approved as quickly as possible? The city owns this land already, will be developing the site itself and has jurisdiction over its use. Does this allow an opportunity to get shovels in the ground faster?

    hkoyote asked 10 days ago

    As per Section 3 of the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy:

    “This policy applies to up to five development proposals through the Vancouver Housing Development Office (VHDO) which include residential rental units on City-owned land. All applications will undergo a full rezoning process including public hearing.” 

    As per the above policy, this rezoning application will undergo a full rezoning process, for more information on the rezoning process please see the Visual Guide to the Rezoning Process Overview.

  • Share Keep to 20 to 30 stories. ridiculous 42 stories!!!! on Facebook Share Keep to 20 to 30 stories. ridiculous 42 stories!!!! on Twitter Share Keep to 20 to 30 stories. ridiculous 42 stories!!!! on Linkedin Email Keep to 20 to 30 stories. ridiculous 42 stories!!!! link

    Keep to 20 to 30 stories. ridiculous 42 stories!!!!

    Viking asked 12 days ago

    Thank you for your comment. Staff will include a summary of comments provided from the public in a Council report if the project proceeds for Council consideration.

  • Share How much is the total budget for this building? Does the budget include a price for the land? What are the anticipated rents? on Facebook Share How much is the total budget for this building? Does the budget include a price for the land? What are the anticipated rents? on Twitter Share How much is the total budget for this building? Does the budget include a price for the land? What are the anticipated rents? on Linkedin Email How much is the total budget for this building? Does the budget include a price for the land? What are the anticipated rents? link

    How much is the total budget for this building? Does the budget include a price for the land? What are the anticipated rents?

    redpanda asked 15 days ago

    The question was forwarded to the Applicant, this was their response:

    Thanks for the question. High level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangement as the project progresses.

  • Share Is there any reason why there isn't any affordability in this proposal? Usually the City requires rezoning applications for rental to have 20% of the units offered at 20% below market. on Facebook Share Is there any reason why there isn't any affordability in this proposal? Usually the City requires rezoning applications for rental to have 20% of the units offered at 20% below market. on Twitter Share Is there any reason why there isn't any affordability in this proposal? Usually the City requires rezoning applications for rental to have 20% of the units offered at 20% below market. on Linkedin Email Is there any reason why there isn't any affordability in this proposal? Usually the City requires rezoning applications for rental to have 20% of the units offered at 20% below market. link

    Is there any reason why there isn't any affordability in this proposal? Usually the City requires rezoning applications for rental to have 20% of the units offered at 20% below market.

    redpanda asked 15 days ago

    The question was forwarded to the Applicant, this was their response:

    This project is coming in under the Rental Housing on City-Owned Land – Public Benefits Pilot Rezoning Policy. Under this policy, the project is able to proceed as a 100% market rental. Future revenues will be re-invested to further Council priorities, including renewal of infrastructure, civic amenities and affordable housing. 

    In addition to the delivery of market rental housing, the mandate of the VHDO also includes the delivery of non-market rental housing. The City currently has 230 sites with 13,000 units providing housing across the continuum, with 95% operated by non-profits and co-ops. 

    For this project, high level financial estimates will be presented in the rezoning report to Council, all subject to market conditions and partnership arrangements as the project progresses.

  • Share 42 storeys is too high. Please keep it below 30 storeys to ensure a smooth city picture and to not block all views on Facebook Share 42 storeys is too high. Please keep it below 30 storeys to ensure a smooth city picture and to not block all views on Twitter Share 42 storeys is too high. Please keep it below 30 storeys to ensure a smooth city picture and to not block all views on Linkedin Email 42 storeys is too high. Please keep it below 30 storeys to ensure a smooth city picture and to not block all views link

    42 storeys is too high. Please keep it below 30 storeys to ensure a smooth city picture and to not block all views

    Char@ asked 17 days ago

    Thank you for your comment. Staff will include a summary of comments provided from the public in a Council report if the project proceeds for Council consideration.

Page last updated: 21 May 2025, 10:21 AM