800 Commercial Dr rezoning application
This application was approved by Council at Public Hearing on July 25, 2024.
The City of Vancouver has received an application to rezone the subject site from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 15-storey mixed-use building and includes:
- 93 social housing units;
- Commercial space on the ground floor;
- A floor space ratio (FSR) of 8.19; and
- A building height of 52.2 m (171 ft.).
This application is being considered under the Grandview-Woodland Community Plan.
Updated Materials (April 22, 2024)
Updated shadow studies were submitted following feedback received from the community and staff review. Updates were made to correct shadow studies to account for daylight savings time. The updates do not include changes to the proposed building itself.
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.
The City of Vancouver has received an application to rezone the subject site from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 15-storey mixed-use building and includes:
- 93 social housing units;
- Commercial space on the ground floor;
- A floor space ratio (FSR) of 8.19; and
- A building height of 52.2 m (171 ft.).
This application is being considered under the Grandview-Woodland Community Plan.
Updated Materials (April 22, 2024)
Updated shadow studies were submitted following feedback received from the community and staff review. Updates were made to correct shadow studies to account for daylight savings time. The updates do not include changes to the proposed building itself.
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.
This application was approved by Council at Public Hearing on July 25, 2024.
The opportunity to ask questions through the Q&A is available from February 14 to February 27, 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.
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Share How does this application meet the values of the Grandview Woodland plan, more specifically the fourth value, which specifies “integrated, gradual and sustainable” change? It does not appear that 15 storeys in this neighbourhood is either very gradual OR integrated. Further, how does it meet the Plan’s guidelines specifying a maximum of six storeys of mixed residential and commercial use outside the core blocks of Commercial Drive? This application appears to throw all the work done on the Grandview Woodland Plan out the window. on Facebook Share How does this application meet the values of the Grandview Woodland plan, more specifically the fourth value, which specifies “integrated, gradual and sustainable” change? It does not appear that 15 storeys in this neighbourhood is either very gradual OR integrated. Further, how does it meet the Plan’s guidelines specifying a maximum of six storeys of mixed residential and commercial use outside the core blocks of Commercial Drive? This application appears to throw all the work done on the Grandview Woodland Plan out the window. on Twitter Share How does this application meet the values of the Grandview Woodland plan, more specifically the fourth value, which specifies “integrated, gradual and sustainable” change? It does not appear that 15 storeys in this neighbourhood is either very gradual OR integrated. Further, how does it meet the Plan’s guidelines specifying a maximum of six storeys of mixed residential and commercial use outside the core blocks of Commercial Drive? This application appears to throw all the work done on the Grandview Woodland Plan out the window. on Linkedin Email How does this application meet the values of the Grandview Woodland plan, more specifically the fourth value, which specifies “integrated, gradual and sustainable” change? It does not appear that 15 storeys in this neighbourhood is either very gradual OR integrated. Further, how does it meet the Plan’s guidelines specifying a maximum of six storeys of mixed residential and commercial use outside the core blocks of Commercial Drive? This application appears to throw all the work done on the Grandview Woodland Plan out the window. link
How does this application meet the values of the Grandview Woodland plan, more specifically the fourth value, which specifies “integrated, gradual and sustainable” change? It does not appear that 15 storeys in this neighbourhood is either very gradual OR integrated. Further, how does it meet the Plan’s guidelines specifying a maximum of six storeys of mixed residential and commercial use outside the core blocks of Commercial Drive? This application appears to throw all the work done on the Grandview Woodland Plan out the window.
Keke asked 9 months agoThank you for your questions. The Grandview Woodland Community Plan does have a set of values which guides the preparation of the Plan, including one you have noted:
“4. CHANGE
Change is inevitable. But a mindful approach to the pace and type of change is essential. Change must be integrated, gradual, and sustainable and be responsive to the needs of local and city residents.”
The Plan also sets out a number of principles, including “Principle 3: Support a range of affordable housing options to meet the diverse needs of the community”. Although there are max heights and densities set out for specific areas in the Plan, the Plan also identifies special sites in Section 6.1.4. This site in particular is identified as a Special Site in the Plan (see page 50) and is generally expected to deliver a mixed-use development which includes affordable housing, community services and commercial uses. Up to 12-storeys is contemplated by this section of the Plan for this site, however the Housing Policies section of the Plan permit consideration of additional height and density for non-market housing projects to assist with project viability.
In general, change in the Grandview-Woodland Community Plan area is anticipated to occur in keeping with the Plan’s expectations, in particular for projects proposing market rental or strata residential uses. Sites delivering non-market housing, Indigenous housing and other social purpose uses could be considered for additional height and density, through site-specific rezoning applications.
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Share Can you clarify what is meant by "social housing"? I see a reference to 93 social housing units, but then another comment that "30% of [the units] will be renting to individuals or families with incomes at or below the housing income limits set by BC Housing". What are these limits and how are they determined? What about the other 70% of the units? Are they social housing units of a different type, or will they be at market rates? on Facebook Share Can you clarify what is meant by "social housing"? I see a reference to 93 social housing units, but then another comment that "30% of [the units] will be renting to individuals or families with incomes at or below the housing income limits set by BC Housing". What are these limits and how are they determined? What about the other 70% of the units? Are they social housing units of a different type, or will they be at market rates? on Twitter Share Can you clarify what is meant by "social housing"? I see a reference to 93 social housing units, but then another comment that "30% of [the units] will be renting to individuals or families with incomes at or below the housing income limits set by BC Housing". What are these limits and how are they determined? What about the other 70% of the units? Are they social housing units of a different type, or will they be at market rates? on Linkedin Email Can you clarify what is meant by "social housing"? I see a reference to 93 social housing units, but then another comment that "30% of [the units] will be renting to individuals or families with incomes at or below the housing income limits set by BC Housing". What are these limits and how are they determined? What about the other 70% of the units? Are they social housing units of a different type, or will they be at market rates? link
Can you clarify what is meant by "social housing"? I see a reference to 93 social housing units, but then another comment that "30% of [the units] will be renting to individuals or families with incomes at or below the housing income limits set by BC Housing". What are these limits and how are they determined? What about the other 70% of the units? Are they social housing units of a different type, or will they be at market rates?
Peter M asked 10 months agoThe City of Vancouver’s definition of “social housing” requires that:
- 100% of the units in the building must be owned by a non-profit or government agency;
- At least 30% of the units are affordable to incomes at or below Housing Income Limits (HILS) as published by BC Housing or equivalent publication; and
- The site is secured with a housing agreement, registered against the title, to ensure the site remains social housing for 60 years.
This project will meet or exceed this social housing definition, and senior government funding is being investigated to further deepen affordability.
The intent of the City’s current social housing definition is to set a minimum threshold that is achievable for most new non-market housing development. Often the affordability is greater than the City’s minimum threshold prior to building opening, as senior government funding is generally committed later in the development process after the municipality has approved the project.
The 30% of units available at or below HILs incomes ensures that units are affordable for tenants who cannot afford market rates. The HILs are based on figures established by CMHC, and are intended to reflect the minimum income required to afford a unit in the private market. HILs is the maximum gross household income for eligibility in many affordable housing programs. The HILs units in social housing are available for tenants who earn at or below this number. The project has not confirmed what the rental rates will be for the remaining 70% of units that are not required to be at or below HILs.
For more information, see here for the City of Vancouver’s social housing definition and BC Housing’s current HILs.
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Share The current design allows for 93 units but only provides 10 Commercial parking stalls and 17 residential stalls. The street parking is currently around the building can you confirm why more parking is not provided? on Facebook Share The current design allows for 93 units but only provides 10 Commercial parking stalls and 17 residential stalls. The street parking is currently around the building can you confirm why more parking is not provided? on Twitter Share The current design allows for 93 units but only provides 10 Commercial parking stalls and 17 residential stalls. The street parking is currently around the building can you confirm why more parking is not provided? on Linkedin Email The current design allows for 93 units but only provides 10 Commercial parking stalls and 17 residential stalls. The street parking is currently around the building can you confirm why more parking is not provided? link
The current design allows for 93 units but only provides 10 Commercial parking stalls and 17 residential stalls. The street parking is currently around the building can you confirm why more parking is not provided?
Local Residence asked 10 months agoYour concern regarding parking is noted. The rezoning application is currently under review by City staff, including in relation to the Parking By-law. The Parking By-law does permit a reduction in parking spaces for social housing uses and when applicants propose sustainable transportation demand management solutions. Should this rezoning be approved by Council, the final parking scheme would be determined in conjunction with City staff at the next approvals stage, the development permit stage.
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Share The current design of the building will make this project very expensive. I would estimate the construction cost for this design would be around $650sqft based on the GFA of 95,869sqft (heated space above ground) would cost $62,314,850 or $670k per unit (93 units). Would public money not be better spend on a wood frame 6 story project using the existing layout for floors 1-3 and duplicating level 3 to 4&6. By doing this you would create 50 rental units at a construction cost of $500 per sqft @ $23,374,508m or $467k per unit and spending the excess on a site where more affordable density is achievable? on Facebook Share The current design of the building will make this project very expensive. I would estimate the construction cost for this design would be around $650sqft based on the GFA of 95,869sqft (heated space above ground) would cost $62,314,850 or $670k per unit (93 units). Would public money not be better spend on a wood frame 6 story project using the existing layout for floors 1-3 and duplicating level 3 to 4&6. By doing this you would create 50 rental units at a construction cost of $500 per sqft @ $23,374,508m or $467k per unit and spending the excess on a site where more affordable density is achievable? on Twitter Share The current design of the building will make this project very expensive. I would estimate the construction cost for this design would be around $650sqft based on the GFA of 95,869sqft (heated space above ground) would cost $62,314,850 or $670k per unit (93 units). Would public money not be better spend on a wood frame 6 story project using the existing layout for floors 1-3 and duplicating level 3 to 4&6. By doing this you would create 50 rental units at a construction cost of $500 per sqft @ $23,374,508m or $467k per unit and spending the excess on a site where more affordable density is achievable? on Linkedin Email The current design of the building will make this project very expensive. I would estimate the construction cost for this design would be around $650sqft based on the GFA of 95,869sqft (heated space above ground) would cost $62,314,850 or $670k per unit (93 units). Would public money not be better spend on a wood frame 6 story project using the existing layout for floors 1-3 and duplicating level 3 to 4&6. By doing this you would create 50 rental units at a construction cost of $500 per sqft @ $23,374,508m or $467k per unit and spending the excess on a site where more affordable density is achievable? link
The current design of the building will make this project very expensive. I would estimate the construction cost for this design would be around $650sqft based on the GFA of 95,869sqft (heated space above ground) would cost $62,314,850 or $670k per unit (93 units). Would public money not be better spend on a wood frame 6 story project using the existing layout for floors 1-3 and duplicating level 3 to 4&6. By doing this you would create 50 rental units at a construction cost of $500 per sqft @ $23,374,508m or $467k per unit and spending the excess on a site where more affordable density is achievable?
Local Residence asked 10 months agoThe applicant has advised that there are many considerations involved in identifying development sites for affordable housing projects. BC Housing has established Target Cost Frameworks for the development of affordable housing both in Vancouver and throughout the province. Every project undergoes a thorough costing analysis before sites are chosen, and project budgets are set before receiving funding approvals.
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Share The Grandview Woodland Community Plan firmly describes a street level plaza there, on Commercial Drive where Uprising Bakery is (as opposed to Commercial Diversion). See page 51. The plan describes plaza and increasing pedestrian space in that area - to ensure an active, pedestrian-friendly environment between Adanac and Venables. Can you please explain how come a pedestrian friendly street is missing? Also, how come there isn't set back from the frontage on Commercial Diversion as set out in the community plan? on Facebook Share The Grandview Woodland Community Plan firmly describes a street level plaza there, on Commercial Drive where Uprising Bakery is (as opposed to Commercial Diversion). See page 51. The plan describes plaza and increasing pedestrian space in that area - to ensure an active, pedestrian-friendly environment between Adanac and Venables. Can you please explain how come a pedestrian friendly street is missing? Also, how come there isn't set back from the frontage on Commercial Diversion as set out in the community plan? on Twitter Share The Grandview Woodland Community Plan firmly describes a street level plaza there, on Commercial Drive where Uprising Bakery is (as opposed to Commercial Diversion). See page 51. The plan describes plaza and increasing pedestrian space in that area - to ensure an active, pedestrian-friendly environment between Adanac and Venables. Can you please explain how come a pedestrian friendly street is missing? Also, how come there isn't set back from the frontage on Commercial Diversion as set out in the community plan? on Linkedin Email The Grandview Woodland Community Plan firmly describes a street level plaza there, on Commercial Drive where Uprising Bakery is (as opposed to Commercial Diversion). See page 51. The plan describes plaza and increasing pedestrian space in that area - to ensure an active, pedestrian-friendly environment between Adanac and Venables. Can you please explain how come a pedestrian friendly street is missing? Also, how come there isn't set back from the frontage on Commercial Diversion as set out in the community plan? link
The Grandview Woodland Community Plan firmly describes a street level plaza there, on Commercial Drive where Uprising Bakery is (as opposed to Commercial Diversion). See page 51. The plan describes plaza and increasing pedestrian space in that area - to ensure an active, pedestrian-friendly environment between Adanac and Venables. Can you please explain how come a pedestrian friendly street is missing? Also, how come there isn't set back from the frontage on Commercial Diversion as set out in the community plan?
Cam Wong asked 10 months agoThank you for your question. The application and proposed design scheme is still under review by City staff, in particular as it relates to the Grandview-Woodland Community Plan.
As you have noted, the Plan sets out parameters for redevelopment of this area. Generally, the plan seeks a mixed-use development which includes affordable housing, community services and commercial uses, and ensures “an active, pedestrian-friendly environment that explores opportunities for a public plaza, as well as full or partial pedestrianization of Commercial Drive between Venables and Adanac.” The section of the Plan for this site (page 51) also notes that “These conceptual plans are for illustrative purposes only. They are not intended to be prescriptive but to clearly illustrate concepts that could fulfill the intent of this plan. A rezoning is likely to be necessary with detailed project design determined at that stage.” The Plan does note this pedestrianization as an opportunity (not a requirement) for the site (as quoted above), however a pedestrianized street is not proposed as part of the rezoning application due in part to the rezoning site not being the entire site contemplated in the Plan. As for the increased setback from the frontage along the Diversion, as the applicant is only proposing redevelopment of the northern portion of the site contemplated in the Plan, they have chosen to propose a building which occupies more of the site area in order to increase the amount of housing units delivered on the site. Staff have begun review of the rezoning, in particular as it relates the Plan. Rezoning conditions, which could relate to public realm and pedestrian-friendly improvements, could result from that review.
Key dates
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November 28 2023
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February 14 → February 27 2024
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April 10 2024
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July 25 2024
Location
Public hearing
Applicable plans and policies
Contact applicant
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Phone 604-762-2195 Email gina.ford@vancouver.ca
Contact us
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City of Vancouver