1766 Frances St rezoning application

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We would like your feedback on a rezoning application at 1766 Frances St. The proposal is to allow for the development of 9-storey social housing building. The zoning would change from RM-4 (multiple dwelling) to CD-1 (comprehensive development) District. This proposal includes:

  • 84 social housing units
  • Floor space ratio (FSR) of 4.06
  • a total floor area of 7,847.7 sq.m (84,472 sq.ft.)
  • Building height of 26.7 m (87.6 ft.)
  • 25 vehicle parking spaces and 96 bicycle parking spaces

The application is being considered under the Grandview Woodland Community Plan.


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.



Virtual open house: September 8 to 28, 2020

Browse the video walkthrough and documents, then ask questions and send your comments below.


We would like your feedback on a rezoning application at 1766 Frances St. The proposal is to allow for the development of 9-storey social housing building. The zoning would change from RM-4 (multiple dwelling) to CD-1 (comprehensive development) District. This proposal includes:

  • 84 social housing units
  • Floor space ratio (FSR) of 4.06
  • a total floor area of 7,847.7 sq.m (84,472 sq.ft.)
  • Building height of 26.7 m (87.6 ft.)
  • 25 vehicle parking spaces and 96 bicycle parking spaces

The application is being considered under the Grandview Woodland Community Plan.


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.



Virtual open house: September 8 to 28, 2020

Browse the video walkthrough and documents, then ask questions and send your comments below.

Q&A is available from September 8, 2020 to September 28, 2020.

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

We post all questions as-is and reply here within two business days. To find out when we reply to your questions, sign in or register.

Q&A

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    The project block and 2 adjacent blocks are made of 2 or 3 story walk-up apartments. If a project this dense, gets approved as is, it has the likelihood of attracting developers to this neighbourhood looking to profit from this higher density by adding some Social Housing component to their rezoning application. The obvious ripple effect would be renovictions from older affordable rental units to be replaced by more expensive new ones. Same old song! How will the city prevent this from happening in this quiet, older, as of yet undeveloped neighbourhood.

    Worried Tenant Asked 2 days ago

    Rezoning applications are reviewed on a case by case basis. One of the key principles of the Grandview Woodland Community Plan is to support a range of affordable housing options to meet the diverse needs of the community. Opportunities for non-market housing are encouraged by the City through the Housing Vancouver Strategy and other policies. The Grandview Woodland Community Plan recognizes some flexibility may be required to deliver Social Housing and under Section 7 there is an allowance for increased density and height to be considered where social housing is proposed. One component of the City’s definition of social housing (refer to page 29) requires the project to be owned by non-profit corporation or Government Agency, as a result this also limits the type of applicants who may qualify in developing a social housing project.

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    Are all the units in the building for social housing? What percentage of the units are marked for social housing and what percentage are marked for regular market?

    Alie Asked 1 day ago

    The project will have 100% of its units dedicated to social housing. This meets the City’s definition of social housing located on page 29 of the document: https://bylaws.vancouver.ca/zoning/zoning-by-law-section-2.pdf

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    Understanding a need for social housing in the City, the building at nine floors is quite excessive for a lot that is flanked by 3-4 story single and multi residential buildings within the 1700-2000 neighbouring blocks. With the exception of 1833 Frances Street ( which has a considerable set back and green space ). Currently there are two buildings approved by COV in the close vicinity that range between six and eight floors. Recently the COV has approved a six story rental housing building at 2603-2655 Renfrew Street and 2543-2583 Renfrew Street. The other buildings are 815 Commercial drive (six floors above grade ) and 1943-1967 E Hastings St ( eight above grade) Quoted is the reference to the Grandview Woodland Plan which does not address the height of buildings off the major streets ( Commercial and Hastings). The max height is six floors for Commercial drive with a set back. There is a concern that the City is setting a precedence for taller buildings within the residential streets deviating from the community plan. Answered was a similar question by stating that the COV is following the various City and Community Plans but approved applications show that higher then six floor buildings along the Commercial Drive corridor are not being approved for construction. How does the City factor “neighbourhood context” for a nine story building within a residential street that is not part of the Community plan?

    East Van Resident Asked 2 days ago

    The proposed site is being considered under the Grandview-Woodland Community Plan, which includes key principles aimed at supporting a range of affordable housing options and support towards goals of Reconciliation in partnership with Aboriginal communities. Section 7 of the Plan anticipates a six storey rental building at this location, however, section 7 of the Plan allows for increased density and height where social housing is proposed. Staff consider the neighbourhood context throughout the rezoning review process, which includes a review of the form of development and balancing various social policies to support livability.

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    The renderings indicate what looks like a full story Mechanical Floor which effectively makes this a 10 story building. Why does it have to be so big and why can’t it be moved to the basement like most other buildings?

    Danica Dudano Asked 2 days ago

    The mechanical system is proposed to be located on the roof in order to house several Energy Recovery Ventilators (ERVs) as well as for water storage and support heat pumps for water heating. The room is on the roof, rather than below grade to ensure that there is adequate airflow to the ERVs, this reduces the need for ductwork and louvers throughout the building. Heat pumps for hot water are located on the roof near water storage to create an efficient system and reduce the need for piping from the parkade to the roof. The Passive Housing Energy Standard is best achieved through efficient systems which can be achieved through the mechanical room on the roof. The parkade is not large enough to accommodate the services required in that space and the space needed for the ERVs and Heat Pumps.

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    When trees are removed from a site that is being redeveloped (such as the magnolia trees from this site), does the city endeavour to save these for replanting? Are they ever made available to the public for purchase or re-location?

    Barb L. Asked 5 days ago

    The Protection of Trees By-law aims to have a healthy urban forest and provides requirements for when trees may be removed. You can access it online here: https://vancouver.ca/your-government/protection-of-trees-bylaw.aspx. Tree removal questions can be directed to the Park Board if it’s a City tree and the property owner if it’s on private land. 

    The Park Board does provide some opportunities for purchasing trees to help grow the City’s forest canopy. You can learn more about this fall’s online tree sale here: https://vancouver.ca/parks-recreation-culture/vancouver-tree-weekend.aspx 

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    With so much homelessness and lack of affordability, why isn't this project scaled larger? We have 12 story building just a couple buildings away, why are market developers allowed to put up considerably more investment units than a social housing provider can put up to actually provide people with homes??

    screenslaver Asked 3 days ago

    This rezoning application seeks to deliver an increased height and density from what the current RM-4 zone allows for. Financial and spatial requirements as well as neighbourhood context often factor into the number of units being proposed. These requirements also need to meet City By-laws and policies to ensure a safe and livable environment.

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    Hello. I live @ 1739 Frances Street, virtually across the street from 1766 Frances Street. I am extremely concerned what this project and eventual move-in does for the parking on this street. For years we have tried to get 'Residential Parking' approved, but it never pays since most of the block (on my side) is a big rental building and most people do not own cars, so they do not care to get involved to vote about parking. However she the 'York Theater' has an event like the East Van Panto, or people park here and ride their bikes to work via the Adanac bike route, there is ZERO parking left for residents like myself. Add this project to the mix it will make everyone upset. I do not believe temporary construction parking is the solution. I would like to see 'Residential Parking' automatically approved for this block please. Can you help with that? Warm regards, Lawrence

    Lawrence Cofield Asked 3 days ago

    The project will comply with the Parking By-law requirements. Typically, developments for social housing generate lower parking demand compared to market rental or market strata units. Staff are continuing to review the parking and transportation aspects of the application as part of the overall assessment of the rezoning application, this includes potential impacts to on-street parking demands and volume.

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    Why is the city even considering a 10 (disguised as 9) story, super dense structure when so much energy has already gone in to the Official Community Plan limiting size to 6 stories in this area?

    BWILL Asked 6 days ago

    The proposed site is being considered under the Grandview-Woodland Community Plan, which includes key principles aimed at supporting a range of affordable housing options and support towards goals of Reconciliation in partnership with Aboriginal communities. Section 7 of the Plan allows for increased density and height where social housing is proposed. You can review the Grandview-Woodland Community Plan online for an overview of what is anticipated in the area. Please also refer to the City’s Housing Vancouver Strategy for details of how the City aims to provide for an increased number of affordable housing projects across the City.

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    Why doesn't the shadow study show for the winter solstice?

    Interested Party Asked 8 days ago

    Solar access is limited during the winter months due to the low angle of the sun above the horizon. A winter shadow study does not typically provide additional useful information in the review of a project. It is sometimes requested in instances where there is a specific concern impacting a public amenity space, like a park or school.