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1066-1078 Harwood St rezoning application

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This application was approved by Council at Public Hearing on June 21, 2022


We would like your feedback on a rezoning application at 1066-1078 Harwood Street. The proposal is to allow for the development of a 36-storey residential building (which include roof access, mechanical and outdoor area). The zoning would change from RM-5A (Residential) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 287 rental units (with 231 market rental units and 56 below-market rental units)
  • A floor space ratio (FSR) of 13.1
  • A floor area of 21,049 sq. m (226,573 sq. ft.)
  • A building height of 96.3 m (316 ft.)
  • Six levels of underground parking with 146 vehicle parking spaces, 11 accessible spaces, 532 Class A bicycle parking spaces and 15 Class B bicycle parking spaces.

Revised Application (October 21, 2021)

A revised application was submitted following feedback received from the community open house and staff review. Key changes include:

  • 278 rental units (with 223 market rental units and 55 below-market rental units)
  • A floor space ratio (FSR) of 12.55
  • A floor area of 20,175 sq. m. (217,157 sq. ft.)
  • A building height of 91.44 m (300 ft.); 33 storeys

The application is being considered under the Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing in the Burrard Corridor.

NOTE: A rezoning application was submitted in 2017 for the same site. The application was withdrawn in 2021.

In response to COVID-19 (Coronavirus), we will be holding an extended online question and answer (Q&A) period in place of an in-person open house for this project.



We would like your feedback on a rezoning application at 1066-1078 Harwood Street. The proposal is to allow for the development of a 36-storey residential building (which include roof access, mechanical and outdoor area). The zoning would change from RM-5A (Residential) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 287 rental units (with 231 market rental units and 56 below-market rental units)
  • A floor space ratio (FSR) of 13.1
  • A floor area of 21,049 sq. m (226,573 sq. ft.)
  • A building height of 96.3 m (316 ft.)
  • Six levels of underground parking with 146 vehicle parking spaces, 11 accessible spaces, 532 Class A bicycle parking spaces and 15 Class B bicycle parking spaces.

Revised Application (October 21, 2021)

A revised application was submitted following feedback received from the community open house and staff review. Key changes include:

  • 278 rental units (with 223 market rental units and 55 below-market rental units)
  • A floor space ratio (FSR) of 12.55
  • A floor area of 20,175 sq. m. (217,157 sq. ft.)
  • A building height of 91.44 m (300 ft.); 33 storeys

The application is being considered under the Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing in the Burrard Corridor.

NOTE: A rezoning application was submitted in 2017 for the same site. The application was withdrawn in 2021.

In response to COVID-19 (Coronavirus), we will be holding an extended online question and answer (Q&A) period in place of an in-person open house for this project.


This application was approved by Council at Public Hearing on June 21, 2022

Q&A is available from May 10 to May 31, 2021.

Q&A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus).

We post all questions as-is and aim to respond within two business days.

  • Share For the "alternative parking access concept" shared in the transportation assessment (where all access for all 319 parking spaces in both towers would be concentrated into a single access point in Jung lane via the addition of a tunnel underneath Harwood St), what qualification or criteria would Council consider before approving such a proposal? Additionally, while broad benefits and "disbenefits" are considered in the traffic assessment, no traffic impact numbers are shared for that element of the proposal. Is council capable of approving this alternative proposal without further community consultation or a true detailed transportation assessment for this alternative proposal? on Facebook Share For the "alternative parking access concept" shared in the transportation assessment (where all access for all 319 parking spaces in both towers would be concentrated into a single access point in Jung lane via the addition of a tunnel underneath Harwood St), what qualification or criteria would Council consider before approving such a proposal? Additionally, while broad benefits and "disbenefits" are considered in the traffic assessment, no traffic impact numbers are shared for that element of the proposal. Is council capable of approving this alternative proposal without further community consultation or a true detailed transportation assessment for this alternative proposal? on Twitter Share For the "alternative parking access concept" shared in the transportation assessment (where all access for all 319 parking spaces in both towers would be concentrated into a single access point in Jung lane via the addition of a tunnel underneath Harwood St), what qualification or criteria would Council consider before approving such a proposal? Additionally, while broad benefits and "disbenefits" are considered in the traffic assessment, no traffic impact numbers are shared for that element of the proposal. Is council capable of approving this alternative proposal without further community consultation or a true detailed transportation assessment for this alternative proposal? on Linkedin Email For the "alternative parking access concept" shared in the transportation assessment (where all access for all 319 parking spaces in both towers would be concentrated into a single access point in Jung lane via the addition of a tunnel underneath Harwood St), what qualification or criteria would Council consider before approving such a proposal? Additionally, while broad benefits and "disbenefits" are considered in the traffic assessment, no traffic impact numbers are shared for that element of the proposal. Is council capable of approving this alternative proposal without further community consultation or a true detailed transportation assessment for this alternative proposal? link

    For the "alternative parking access concept" shared in the transportation assessment (where all access for all 319 parking spaces in both towers would be concentrated into a single access point in Jung lane via the addition of a tunnel underneath Harwood St), what qualification or criteria would Council consider before approving such a proposal? Additionally, while broad benefits and "disbenefits" are considered in the traffic assessment, no traffic impact numbers are shared for that element of the proposal. Is council capable of approving this alternative proposal without further community consultation or a true detailed transportation assessment for this alternative proposal?

    Deans asked over 3 years ago

    Staff are reviewing the current proposal for which underground parking is provided for each respective tower, not the “alternative access concept.

  • Share Will the Market Rental units share a similar elevator with the Below Market Rental units? on Facebook Share Will the Market Rental units share a similar elevator with the Below Market Rental units? on Twitter Share Will the Market Rental units share a similar elevator with the Below Market Rental units? on Linkedin Email Will the Market Rental units share a similar elevator with the Below Market Rental units? link

    Will the Market Rental units share a similar elevator with the Below Market Rental units?

    ImNotJacques asked over 3 years ago

    Yes, the elevators are shared.

  • Share The Greek architect Constantinos Doxiadis, founder of the Ekistics movement, believed that humans should not live higher than treetops, based on our biological heritage. Practically, there are physical and psychological challenges to living in high-rises. Parents can’t supervise their children playing outdoors, so they end up using hallways as playgrounds. Balcony microclimates vary considerably as you ascend a tower, with higher units buffeted by winds that can make these outdoor spaces uninhabitable. In appraising the space and its design for affordable rental - my question lies across several factors. Are the outdoor balconies practical? The wind does impact these spaces as you go up further? The scale and height with shadowing will impact the overall health and wellbeing of the neighbourhood. What metrics have been done to access the overall change to neighbourhood for long-term health? For example, a lack of easy ground access can also present complications in emergency situations. A 2016 Toronto medical study revealed that the higher someone lives in a tower, the lower their chances of surviving cardiac arrest—above the 16th floor, the survival rate is nearly zero. The elderly and tower-dwellers with medical conditions may be in increased danger with the growing frequency of extreme weather events expected from climate change, which could bring prolonged power outages. How can such a tower self-manage during a power outage? What type of amenities and provisions will be on-site? on Facebook Share The Greek architect Constantinos Doxiadis, founder of the Ekistics movement, believed that humans should not live higher than treetops, based on our biological heritage. Practically, there are physical and psychological challenges to living in high-rises. Parents can’t supervise their children playing outdoors, so they end up using hallways as playgrounds. Balcony microclimates vary considerably as you ascend a tower, with higher units buffeted by winds that can make these outdoor spaces uninhabitable. In appraising the space and its design for affordable rental - my question lies across several factors. Are the outdoor balconies practical? The wind does impact these spaces as you go up further? The scale and height with shadowing will impact the overall health and wellbeing of the neighbourhood. What metrics have been done to access the overall change to neighbourhood for long-term health? For example, a lack of easy ground access can also present complications in emergency situations. A 2016 Toronto medical study revealed that the higher someone lives in a tower, the lower their chances of surviving cardiac arrest—above the 16th floor, the survival rate is nearly zero. The elderly and tower-dwellers with medical conditions may be in increased danger with the growing frequency of extreme weather events expected from climate change, which could bring prolonged power outages. How can such a tower self-manage during a power outage? What type of amenities and provisions will be on-site? on Twitter Share The Greek architect Constantinos Doxiadis, founder of the Ekistics movement, believed that humans should not live higher than treetops, based on our biological heritage. Practically, there are physical and psychological challenges to living in high-rises. Parents can’t supervise their children playing outdoors, so they end up using hallways as playgrounds. Balcony microclimates vary considerably as you ascend a tower, with higher units buffeted by winds that can make these outdoor spaces uninhabitable. In appraising the space and its design for affordable rental - my question lies across several factors. Are the outdoor balconies practical? The wind does impact these spaces as you go up further? The scale and height with shadowing will impact the overall health and wellbeing of the neighbourhood. What metrics have been done to access the overall change to neighbourhood for long-term health? For example, a lack of easy ground access can also present complications in emergency situations. A 2016 Toronto medical study revealed that the higher someone lives in a tower, the lower their chances of surviving cardiac arrest—above the 16th floor, the survival rate is nearly zero. The elderly and tower-dwellers with medical conditions may be in increased danger with the growing frequency of extreme weather events expected from climate change, which could bring prolonged power outages. How can such a tower self-manage during a power outage? What type of amenities and provisions will be on-site? on Linkedin Email The Greek architect Constantinos Doxiadis, founder of the Ekistics movement, believed that humans should not live higher than treetops, based on our biological heritage. Practically, there are physical and psychological challenges to living in high-rises. Parents can’t supervise their children playing outdoors, so they end up using hallways as playgrounds. Balcony microclimates vary considerably as you ascend a tower, with higher units buffeted by winds that can make these outdoor spaces uninhabitable. In appraising the space and its design for affordable rental - my question lies across several factors. Are the outdoor balconies practical? The wind does impact these spaces as you go up further? The scale and height with shadowing will impact the overall health and wellbeing of the neighbourhood. What metrics have been done to access the overall change to neighbourhood for long-term health? For example, a lack of easy ground access can also present complications in emergency situations. A 2016 Toronto medical study revealed that the higher someone lives in a tower, the lower their chances of surviving cardiac arrest—above the 16th floor, the survival rate is nearly zero. The elderly and tower-dwellers with medical conditions may be in increased danger with the growing frequency of extreme weather events expected from climate change, which could bring prolonged power outages. How can such a tower self-manage during a power outage? What type of amenities and provisions will be on-site? link

    The Greek architect Constantinos Doxiadis, founder of the Ekistics movement, believed that humans should not live higher than treetops, based on our biological heritage. Practically, there are physical and psychological challenges to living in high-rises. Parents can’t supervise their children playing outdoors, so they end up using hallways as playgrounds. Balcony microclimates vary considerably as you ascend a tower, with higher units buffeted by winds that can make these outdoor spaces uninhabitable. In appraising the space and its design for affordable rental - my question lies across several factors. Are the outdoor balconies practical? The wind does impact these spaces as you go up further? The scale and height with shadowing will impact the overall health and wellbeing of the neighbourhood. What metrics have been done to access the overall change to neighbourhood for long-term health? For example, a lack of easy ground access can also present complications in emergency situations. A 2016 Toronto medical study revealed that the higher someone lives in a tower, the lower their chances of surviving cardiac arrest—above the 16th floor, the survival rate is nearly zero. The elderly and tower-dwellers with medical conditions may be in increased danger with the growing frequency of extreme weather events expected from climate change, which could bring prolonged power outages. How can such a tower self-manage during a power outage? What type of amenities and provisions will be on-site?

    Livia asked over 3 years ago

    The current proposal offers indoor and outdoor amenity space for the residents. This includes urban agriculture and outdoor play space.

    Regarding power outages, the applicant team may be able to assist. The building code bylaw may require back up generators. Please ask the applicant regarding building construction and electrical. Their contact information is on the website. 

  • Share I thought the previous instantiation of this plan called for much taller buildings. Nonetheless, what will the impact be, as far as the shadow cast by the building onto the roof deck pool at 1100 Harwood? on Facebook Share I thought the previous instantiation of this plan called for much taller buildings. Nonetheless, what will the impact be, as far as the shadow cast by the building onto the roof deck pool at 1100 Harwood? on Twitter Share I thought the previous instantiation of this plan called for much taller buildings. Nonetheless, what will the impact be, as far as the shadow cast by the building onto the roof deck pool at 1100 Harwood? on Linkedin Email I thought the previous instantiation of this plan called for much taller buildings. Nonetheless, what will the impact be, as far as the shadow cast by the building onto the roof deck pool at 1100 Harwood? link

    I thought the previous instantiation of this plan called for much taller buildings. Nonetheless, what will the impact be, as far as the shadow cast by the building onto the roof deck pool at 1100 Harwood?

    ScottB asked over 3 years ago

    The pool located on the rooftop of 1100 Harwood would experience shadows if this proposal was approved by Council and if the applicant proceeded to development. Shadows studies are provided in the rezoning application booklet, shown on pages 78 to 83. As shown, the introduction of a building at 1066 Harwood would cast shadows onto this private rooftop from 10 am to 12 pm on March 20 and on September 22. Shadows are not cast from 2 pm and 4pm on March 20 and September 22. 

    During the application process, staff have worked to ensure that additional shadows cast onto key commercial streets (eg, north sidewalk of Davie Street) and public open spaces are minimized, which this application has demonstrated. Specific private spaces, such as private rooftop pools, may experience shadow impacts from new developments.

  • Share 1. What will you be doing to minimize the declining mental health impact on local neighbours who have already been subjected to more than a year of developments in the immediate area regarding extreme noise, traffic, garbage, work crew interference in this highly residential neighbourhood? on Facebook Share 1. What will you be doing to minimize the declining mental health impact on local neighbours who have already been subjected to more than a year of developments in the immediate area regarding extreme noise, traffic, garbage, work crew interference in this highly residential neighbourhood? on Twitter Share 1. What will you be doing to minimize the declining mental health impact on local neighbours who have already been subjected to more than a year of developments in the immediate area regarding extreme noise, traffic, garbage, work crew interference in this highly residential neighbourhood? on Linkedin Email 1. What will you be doing to minimize the declining mental health impact on local neighbours who have already been subjected to more than a year of developments in the immediate area regarding extreme noise, traffic, garbage, work crew interference in this highly residential neighbourhood? link

    1. What will you be doing to minimize the declining mental health impact on local neighbours who have already been subjected to more than a year of developments in the immediate area regarding extreme noise, traffic, garbage, work crew interference in this highly residential neighbourhood?

    Mikala F. asked over 3 years ago

    Should Council approve the rezoning application at public hearing, and should the applicant wish to proceed with development, there will be activity in and around the area. New development is expected to minimize impacts onto neighbours by ensuring specific elements are adhered to, including respecting noise by-law time constraints and developing a traffic management plan.

  • Share If rezoning for these two 36 story buildings is approved and 56 out of 231 units were to be allocated for social housing - what would be the net gain of social housing units after the existing low rises units are demolished? on Facebook Share If rezoning for these two 36 story buildings is approved and 56 out of 231 units were to be allocated for social housing - what would be the net gain of social housing units after the existing low rises units are demolished? on Twitter Share If rezoning for these two 36 story buildings is approved and 56 out of 231 units were to be allocated for social housing - what would be the net gain of social housing units after the existing low rises units are demolished? on Linkedin Email If rezoning for these two 36 story buildings is approved and 56 out of 231 units were to be allocated for social housing - what would be the net gain of social housing units after the existing low rises units are demolished? link

    If rezoning for these two 36 story buildings is approved and 56 out of 231 units were to be allocated for social housing - what would be the net gain of social housing units after the existing low rises units are demolished?

    maria56 asked over 3 years ago

    Just for clarity, to avoid combining projects, the rezoning for only 1066 Harwood site is for 56 out of 231 rental units to be below-market rental. To answer your question, if the proposed 56 below-market rental units were, hypothetically, social housing units, this would account for 24.2% of the floor area as social housing. There are 37 existing rental units and no existing social housing units at 1066-1078 Harwood. The addition of rental housing would exceed what currently exists today. There will be a net gain of 196 rental units on the site, including 56 below-market rental units.

  • Share If approved, when would construction (including demolition) begin? (even a 'guesstimate' would be appreciated) on Facebook Share If approved, when would construction (including demolition) begin? (even a 'guesstimate' would be appreciated) on Twitter Share If approved, when would construction (including demolition) begin? (even a 'guesstimate' would be appreciated) on Linkedin Email If approved, when would construction (including demolition) begin? (even a 'guesstimate' would be appreciated) link

    If approved, when would construction (including demolition) begin? (even a 'guesstimate' would be appreciated)

    noahone asked over 3 years ago

    The rezoning process typically takes 12-15 months from the time of submission to Council referral. Following that, the applicant must complete their conditions of enactment and obtain the necessary permits, including demolition permits. The process of enactment usually takes a number of months which is driven by the applicant’s timeline, followed by demolition, and then securing the necessary development permits. As such, the demolition for a typical project would need to account for rezoning (12-18 months) plus enactment (8-12 months) and then demolition. Please treat these are very broad ‘guestimates.’