1728 Alberni St and 735 Bidwell St rezoning application

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Revised Application (December 20, 2021)

We would like your feedback on a rezoning application at 1728 Alberni St and 735 Bidwell St. The proposal is to allow for the development of two residential towers (30-storeys and 39-storeys) including a six-storey mixed-used podium. The zoning would change from RM-5C (Residential) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 387 strata residential units
  • A floor space ratio (FSR) of 10.47
  • A floor area of 37,856 sq. m (407,483 sq. ft.)
  • A building height of 90.9 m (298 ft.) for the east tower and 117.3 m (385 ft.) for the west tower
  • 476 vehicle parking spaces, 22 visitor parking spaces, 2 commercial parking spaces, and 848 bicycle parking spaces

This is a revised application from a previous proposal submitted on December 23, 2020. Key changes from the previous version include:

  • Reduction of east tower building height by five storeys, bringing the overall building height to 90.9 m (298 ft.)
  • Refinements to the overall massing and form of development to limit shadow impacts
  • Reduction to the number of strata residential units and commercial space
  • Removal of the childcare facility
  • Reduction to the overall proposed density (FSR)

The application is being considered under the Rezoning Policy for the West End and West End Community Plan.

Rezoning Application (December 23, 2020)

The original rezoning application, submitted on December 23, 2020, consisted of a development of two strata residential towers (35-storeys and 39-storeys) including a five-storey mixed-used podium (previously described as a 30-storey east tower and 34-storey west tower over a five-storey mixed-use podium) with:

  • 401 strata residential units
  • 24-space childcare facility
  • A floor space ratio (FSR) of 10.88
  • A floor area of 39,337 sq. m (423,428 sq. ft.)
  • A building height of 105.23 m (345.24 ft.) for the east tower and 117.30 m (384.8 ft.) for the west tower
  • 499 vehicle parking spaces, 20 visitor parking spaces, 3 commercial parking spaces, 2 childcare parking spaces, and 853 bicycle parking spaces

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

Note: Fly-through model is of the original submission


Revised Application (December 20, 2021)

We would like your feedback on a rezoning application at 1728 Alberni St and 735 Bidwell St. The proposal is to allow for the development of two residential towers (30-storeys and 39-storeys) including a six-storey mixed-used podium. The zoning would change from RM-5C (Residential) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 387 strata residential units
  • A floor space ratio (FSR) of 10.47
  • A floor area of 37,856 sq. m (407,483 sq. ft.)
  • A building height of 90.9 m (298 ft.) for the east tower and 117.3 m (385 ft.) for the west tower
  • 476 vehicle parking spaces, 22 visitor parking spaces, 2 commercial parking spaces, and 848 bicycle parking spaces

This is a revised application from a previous proposal submitted on December 23, 2020. Key changes from the previous version include:

  • Reduction of east tower building height by five storeys, bringing the overall building height to 90.9 m (298 ft.)
  • Refinements to the overall massing and form of development to limit shadow impacts
  • Reduction to the number of strata residential units and commercial space
  • Removal of the childcare facility
  • Reduction to the overall proposed density (FSR)

The application is being considered under the Rezoning Policy for the West End and West End Community Plan.

Rezoning Application (December 23, 2020)

The original rezoning application, submitted on December 23, 2020, consisted of a development of two strata residential towers (35-storeys and 39-storeys) including a five-storey mixed-used podium (previously described as a 30-storey east tower and 34-storey west tower over a five-storey mixed-use podium) with:

  • 401 strata residential units
  • 24-space childcare facility
  • A floor space ratio (FSR) of 10.88
  • A floor area of 39,337 sq. m (423,428 sq. ft.)
  • A building height of 105.23 m (345.24 ft.) for the east tower and 117.30 m (384.8 ft.) for the west tower
  • 499 vehicle parking spaces, 20 visitor parking spaces, 3 commercial parking spaces, 2 childcare parking spaces, and 853 bicycle parking spaces

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

Note: Fly-through model is of the original submission


The virtual open house has concluded. Please use the “Send your comments” tab or contact the Planner directly for any further feedback. Thank you for participating.
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    Having read the statements from the design team and the responses from city staff to posted questions, I have a question: can you tell me what is the mechanism utilized by the City for determining if a design, in particular one occupying most of a city block and featuring two buildings each more than 340 feet each, is APPROPRIATE for that site and for the city? Is there a check list? Is there a process? Is the appearance of the development considered at all? Thank you. BrianS

    BrianSVan asked over 2 years ago

    The evaluation of a rezoning proposal in this part of the city is evaluated based on a number of policies and guidelines. It includes the West End Plan, the Rezoning Policy for the West End, the West End – Tower, Form and Siting Administrative Bulletin. The height for buildings and form of development are governed by those policy documents for this area. There is a checklist and there is a process for a rezoning application and enquiry.

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    What is the plan related to easing traffic flow in the area given the large amount of new and redevelopment of residential units along Alberni?

    DaltonT asked over 2 years ago

    The development is well-sited to encourage reduced vehicle trip demand.  The site is in proximity to transit (transit routes along Georgia St, and Denman St), cycling infrastructure (bikeway on Alberni St),  and proposes to meet the minimum vehicle requirements of the parking bylaw, which includes provisions for visitor parking, loading, and bike spaces. 

    As part of the rezoning process, Engineering staff include a review of the application with respect transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.

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    How do the tree-inspired towers respond to the surrounding site and context, the city of Vancouver, or more specifically, the west end neighbourhood?

    KateChung asked over 2 years ago

    The proposal provides open space on site. The landscape plan will inform the future development with regards to green elements on site. That landscape plan is reviewed by our landscape planner and it is very common for rezoning applications to contain conditions of development for intensified urban agriculture elements.

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    The data sheet for the project indicates an "AVG floor plate size" of 5,498.3 sq. ft. Maximum tower floor plate was a topic of significant discussion during the West End plan process. Can you advise: 1. What the applicant means by "AVG" (presumably "average") and given that the West End Plan has no "averaging" provisions for this measure how the applicant has applied averaging to this statistics? And 2.) whether the City has confirmed that the figure provided by the applicant has been calculated in accordance with the City specifications and includes all floor area on the floor (including elevators, corridors, and stairwells), with the exception of exterior balconies? Thank you.

    WestEnder1 asked over 2 years ago

    Average in this case includes levels below the residential tower. Technical details, including measurements, will be part of the technical check that the City performs. Note that this application is still in review.

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    This project is one of many on this corner. All properties at Bidwell and Alberni will be redeveloped except one. How are changing traffic needs going to be addressed? Also, how does this project fit into the aesthetic of the neighbourhood since the buildings look more like termite mounds or wasp nests than the trees of Stanley Park (i.e. contrasting curved grids weaving up the sides from a bulbous base do not look like trees. Cedar trees have straight, vertical bark that runs parallel and they buttress out at the bottom).

    PatrG asked over 2 years ago
      • The development is well-sited to encourage reduced vehicle trip demand.  The site is in proximity to transit (transit routes along Georgia Street and Denman Street), cycling infrastructure (bikeway on Alberni Street),  and proposes to meet the minimum vehicle requirements of the parking bylaw, which includes provisions for visitor parking, loading, and bike spaces. 
      • As part of the rezoning process, Engineering staff include a review of the application with respect transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.
      • Regarding aesthetic of the neighbourhood, the building design is evaluated against the West End – Tower, Form, and Siting Administrative Bulletin, the West End Plan, and best practices for tower and podium developments.
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    Booklet page 40. Why is a survey of what people want for DOWNTOWN applied to this lot in the far WEST END. Can you verify that respondents indicated in colour bar-chart percentages WERE ACTUALLY WEST END DWELLING CITIZENS? Have those on council who speak up for 'neighbourhoods' made it clear that the West End is a neighbourhood and that proposals should consider those who actually live there as part of the picture?

    dbcap asked over 2 years ago

    The study did not ask respondents whether they were residents in the West End. We cannot speak on behalf of what Council has or has not said in the past.

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    Picture the near derelict Robson Street market, and the grim interior of the Denman Mall, and all the very wonderful one off streetfront businesses that have gone under along Denman and lower Robson due to real estate speculation pressure. Then please answer -- what exactly is the economic model of the 'vibrant ground floor businesses' that will rent space to do business in this 'all for big profit venture'? How expensive will those businesses have to be to pay the rent. Will the costly vendors be for the dwellers in the 'Quiet, low rise and senior' residents in the yellow block on the page 13 map? Or just the 'Quiet residential types' in the red block (described as no-car-havers on pg 16)? Or perhaps just the residents of this market price building will liven up the neighbourhood by livening up their ground floor spaces at exclusive chain venues their neighbours can't afford? It's not like the well heeled commmuters going by on Georgia to and from West Van would stop here.... Where would they park? And as the page 16 map indicates, Georgia is a pedestrian barrier to keep the Coal Harbour folks away. Can you please explain the economics of this as a neighbourhood builder?

    dbcap asked over 2 years ago

    The applicant determines the economic model for their proposal. The cost of rent is also not determined by the City.

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    Do the people who assembled this proposal care at all what they include? Please notice the building on booklet pg 33, top middle and right. One of the greatest 70's ish 9 story apartment blocks in the West End. worthy of heritage protection! They present it as part of the advantageous 'Site surroundings', but isn't it one of the buildings which must be torn down to accomodate this development? Have you no qualified architect, aware of the great modern work of the 70's in Vancouver, to weigh in on the degrading anaylsis this proposal posits on pages 34 & 35 of some of the architectural gems of the West End? (Just because they can photoshop in a bunch of pedestrians and plants does not make thier architecture good.)

    dbcap asked over 2 years ago

    The applicant has an architect working on the proposal – IBI and Heatherwick.

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    Can you please explain the complete lack of vehicle traffic indicated for Denman street on the booklet page 16 map indicating 'moving around the West End. This is a primary route to/from the North Shore for the west end and for any traffic between Kits+ South. Might the city insist on honesty about vehicular traffic -- especially with a pinch point adjacent to the site on at least two sides?

    dbcap asked over 2 years ago

    The applicant will need to meet Engineering requirements at the time of enactment and development permit. Renderings may or may not be completely detailed and accurate at this stage of the process.

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    Does the City Planing Department normally accept decpetive illustrations of 'Street experience' showing pedestrians and spacious empty roadways, when the current extreme traffic voulme around Georgia/Denman combined with even the lowball traffic estimates in the proposal would suggest a horrific traffic pile up around the site and for many adjcent blocks.

    dbcap asked over 2 years ago

    The applicant provides their renderings at the rezoning application stage. The application is currently being reviewed by staff through the rezoning process.

Page last updated: 13 Jan 2023, 11:51 AM