5163-5187 Joyce St rezoning application

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Ang mga materyales sa Tagalog ay mahahanap dito / 您可在找到繁體中文材料 / 您可在找到简体中文材料 / ਪੰਜਾਬੀ ਵਿੱਚ ਸਮੱਗਰੀ ਇੱਥੇ ਮਿਲ ਸਕਦੀ ਹੈ।

Para sa higit pang interpretasyon ng wika sa proyektong ito, mangyaring gamitin ang Google Translate function na nasa itaas na kanang kanto ng webpage na ito, i-click ang drop down menu para pumili mula sa 10 magkakaibang wika. Para sa interpretasyon ng wika o para magbigay ng pagpuna sa ibang wika, mangyaring tumawag sa 311.

如希望對此項目進行進一步翻譯，請使用本網頁右上角的Google 翻譯功能，點按下拉選單然後從 10 種不同語言中選取所需語言。有關語言翻譯或以其他語言提供意見，請致電 311。

如希望对此项目进行进一步翻译，请使用本网页右上角的Google 翻译功能，点击下拉菜单然后从 10 种不同语言中选择所需语言。有关语言翻译或以其他语言提供反馈意见，请致电 311。

ਇਸ ਪ੍ਰੋਜੈਕਟ 'ਤੇ ਹੋਰ ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ ਇਸ ਵੈੱਬਪੰਨੇ ਦੇ ਉਪਰਲੇ ਸੱਜੇ ਕੋਨੇ 'ਤੇ ਸਥਿਤ Google Translate ਕਾਰਜ ਦੀ ਵਰਤੋਂ ਕਰੋ, 10 ਵੱਖ-ਵੱਖ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚੋਂ ਚੁਣਨ ਲਈ ਡ੍ਰੌਪ ਡਾਉਨ ਮੀਨੂ 'ਤੇ ਕਲਿੱਕ ਕਰੋ। ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਜਾਂ ਦੂਜੀਆਂ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚ ਫੀਡਬੈਕ ਦੇਣ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ 311 'ਤੇ ਕਾਲ ਕਰੋ।

We would like your feedback on a rezoning application at 5163-5187 Joyce St. The proposal is to allow for the development of a 32-storey mixed use building with commercial use at grade and a proposed library space on level 2. The zoning would change from C-2C (Commercial) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 293 market strata units
  • A floor space ratio (FSR) of 13.10
  • A floor area of 21,484.6 sq. m (231,258 sq. ft.)
  • A building height of 94.1 m (308.72 ft.)
  • 228 vehicle parking spaces and 588 bicycle parking spaces

The application is being considered under the Joyce-Collingwood Station Precinct Plan.

Please note the renderings have been updated as of February 16, 2021. The changes to the submission materials are limited to architectural expression of the metal cell-patterned exo-skeleton of the building, with no changes to the overall proposal in terms of building height, density, number of units etc.

Frequently Asked Questions:

  1. How does the displacement of intangible cultural assets like Sari-Sari, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi & Kay Market through this development uphold the goals of the new City Wide Plan, Healthy City Strategy, Culture|Shift, and the Vancouver Food Strategy?

  2. Has there been any consideration on implementing First Right of Refusal (precedent set on February 9th 2021 during the rezoning process for 728-796 Main St.) for the commercial and residential tenants? If so, will rents be grandfathered in?

  3. How does the city plan to deliver on Goal #7 of the Vancouver plan (Create Complete, Connected and Culturally Vibrant Neighbourhoods) when the demolition of 6 intangible cultural assets will significantly affect the unique culture of Renfrew-Collingwood as a community?

The community businesses and spaces on and around the proposed site are well aligned with the City’s Healthy City Strategy, Food Strategy, and Culture Strategy, and the Strategies’ goals are to ensure access to healthy, affordable, and culturally appropriate foods, cultivate connections, and prioritize intangible cultural heritage and promote cultural redress.

The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced businesses to return to the site following redevelopment.

The City is also looking at the impact of redevelopment on local owner-operated small businesses as part of the Vancouver Plan quick-start actions. Supports for commercial tenants, including options to reduce the impacts of commercial redevelopment, have been identified, and City staff will continue working with community stakeholders, the public and key partners to refine and expand this approach.

This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Staff are here to listen to all concerns, and welcome any and all feedback. All input received will help to inform future recommendations to improve the proposal.

While the virtual open house is open until March 28, the online community feedback forms will remain available for the remainder of the application review stage. Any member of the public is welcome to provide feedback via the online comment form on Shape Your City webpage, email, or through phone. Shape Your City can be translated into ten language options including Simplified and Traditional Chinese, Punjabi, and Tagalog. For language interpretation or to provide feedback in other languages, members of the public can call 311.


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.


Ang mga materyales sa Tagalog ay mahahanap dito / 您可在找到繁體中文材料 / 您可在找到简体中文材料 / ਪੰਜਾਬੀ ਵਿੱਚ ਸਮੱਗਰੀ ਇੱਥੇ ਮਿਲ ਸਕਦੀ ਹੈ।

Para sa higit pang interpretasyon ng wika sa proyektong ito, mangyaring gamitin ang Google Translate function na nasa itaas na kanang kanto ng webpage na ito, i-click ang drop down menu para pumili mula sa 10 magkakaibang wika. Para sa interpretasyon ng wika o para magbigay ng pagpuna sa ibang wika, mangyaring tumawag sa 311.

如希望對此項目進行進一步翻譯，請使用本網頁右上角的Google 翻譯功能，點按下拉選單然後從 10 種不同語言中選取所需語言。有關語言翻譯或以其他語言提供意見，請致電 311。

如希望对此项目进行进一步翻译，请使用本网页右上角的Google 翻译功能，点击下拉菜单然后从 10 种不同语言中选择所需语言。有关语言翻译或以其他语言提供反馈意见，请致电 311。

ਇਸ ਪ੍ਰੋਜੈਕਟ 'ਤੇ ਹੋਰ ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ ਇਸ ਵੈੱਬਪੰਨੇ ਦੇ ਉਪਰਲੇ ਸੱਜੇ ਕੋਨੇ 'ਤੇ ਸਥਿਤ Google Translate ਕਾਰਜ ਦੀ ਵਰਤੋਂ ਕਰੋ, 10 ਵੱਖ-ਵੱਖ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚੋਂ ਚੁਣਨ ਲਈ ਡ੍ਰੌਪ ਡਾਉਨ ਮੀਨੂ 'ਤੇ ਕਲਿੱਕ ਕਰੋ। ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਜਾਂ ਦੂਜੀਆਂ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚ ਫੀਡਬੈਕ ਦੇਣ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ 311 'ਤੇ ਕਾਲ ਕਰੋ।

We would like your feedback on a rezoning application at 5163-5187 Joyce St. The proposal is to allow for the development of a 32-storey mixed use building with commercial use at grade and a proposed library space on level 2. The zoning would change from C-2C (Commercial) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 293 market strata units
  • A floor space ratio (FSR) of 13.10
  • A floor area of 21,484.6 sq. m (231,258 sq. ft.)
  • A building height of 94.1 m (308.72 ft.)
  • 228 vehicle parking spaces and 588 bicycle parking spaces

The application is being considered under the Joyce-Collingwood Station Precinct Plan.

Please note the renderings have been updated as of February 16, 2021. The changes to the submission materials are limited to architectural expression of the metal cell-patterned exo-skeleton of the building, with no changes to the overall proposal in terms of building height, density, number of units etc.

Frequently Asked Questions:

  1. How does the displacement of intangible cultural assets like Sari-Sari, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi & Kay Market through this development uphold the goals of the new City Wide Plan, Healthy City Strategy, Culture|Shift, and the Vancouver Food Strategy?

  2. Has there been any consideration on implementing First Right of Refusal (precedent set on February 9th 2021 during the rezoning process for 728-796 Main St.) for the commercial and residential tenants? If so, will rents be grandfathered in?

  3. How does the city plan to deliver on Goal #7 of the Vancouver plan (Create Complete, Connected and Culturally Vibrant Neighbourhoods) when the demolition of 6 intangible cultural assets will significantly affect the unique culture of Renfrew-Collingwood as a community?

The community businesses and spaces on and around the proposed site are well aligned with the City’s Healthy City Strategy, Food Strategy, and Culture Strategy, and the Strategies’ goals are to ensure access to healthy, affordable, and culturally appropriate foods, cultivate connections, and prioritize intangible cultural heritage and promote cultural redress.

The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced businesses to return to the site following redevelopment.

The City is also looking at the impact of redevelopment on local owner-operated small businesses as part of the Vancouver Plan quick-start actions. Supports for commercial tenants, including options to reduce the impacts of commercial redevelopment, have been identified, and City staff will continue working with community stakeholders, the public and key partners to refine and expand this approach.

This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Staff are here to listen to all concerns, and welcome any and all feedback. All input received will help to inform future recommendations to improve the proposal.

While the virtual open house is open until March 28, the online community feedback forms will remain available for the remainder of the application review stage. Any member of the public is welcome to provide feedback via the online comment form on Shape Your City webpage, email, or through phone. Shape Your City can be translated into ten language options including Simplified and Traditional Chinese, Punjabi, and Tagalog. For language interpretation or to provide feedback in other languages, members of the public can call 311.


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.


Page last updated: 18 Aug 2022, 04:26 PM