3231-3245 Fraser St and 675 E 17th Ave rezoning application
This application was approved by Council at Public Hearing on November 14, 2023
We would like your feedback on a rezoning application at 3231-3245 Fraser St and 675 E 17th Ave. The proposal is to allow for the development of a 14-storey mixed-use building. The zoning would change from C-2 (Commercial) District to CD-1 (Comprehensive Development) District. This proposal includes:
- 110 secured market rental units (20 units assigned to moderate income households);
- Commercial retail space at grade;
- A floor space ratio (FSR) of 6.9;
- A floor area of 8,227.8 sq. m (88,563 sq. ft.);
- A building height of 47.5 m (155.8 ft.) [with additional height for amenity space]; and
- 69 vehicle parking spaces and 214 bicycle parking spaces.
The application is being considered under the Moderate Income Rental Housing Pilot Program (MIRHPP) Rezoning Policy.
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.
We would like your feedback on a rezoning application at 3231-3245 Fraser St and 675 E 17th Ave. The proposal is to allow for the development of a 14-storey mixed-use building. The zoning would change from C-2 (Commercial) District to CD-1 (Comprehensive Development) District. This proposal includes:
- 110 secured market rental units (20 units assigned to moderate income households);
- Commercial retail space at grade;
- A floor space ratio (FSR) of 6.9;
- A floor area of 8,227.8 sq. m (88,563 sq. ft.);
- A building height of 47.5 m (155.8 ft.) [with additional height for amenity space]; and
- 69 vehicle parking spaces and 214 bicycle parking spaces.
The application is being considered under the Moderate Income Rental Housing Pilot Program (MIRHPP) Rezoning Policy.
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 November 14, 2023
The opportunity to ask questions through the Q&A is available from February 6 to February 26, 2023.
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 virtual open house time period. The Rezoning Planner can also be contacted directly for any further feedback or questions.
-
Share Hi there, what are you planning to do to accommodate additional parking needs? I live in the building across the street where we have one parking spot per unit. Many of us have two cars, and street parking is extremely limited. Lots of the surrounding streets are permit parking only, and strata residents aren’t eligible for a permit. The plan for the new building only accounts for 69 parking spots with 110 units. There will be a huge demand for a very short supply of free parking in the area, which will create a very frustrating experience for existing residents of the neighbourhood as well as the businesses or overall drive down desirability and also invite theft. I would suggest the city either allow strata residents to obtain parking permits or remove the permit restrictions in general, and also encourage the developers of the new building to create more parking spaces. on Facebook Share Hi there, what are you planning to do to accommodate additional parking needs? I live in the building across the street where we have one parking spot per unit. Many of us have two cars, and street parking is extremely limited. Lots of the surrounding streets are permit parking only, and strata residents aren’t eligible for a permit. The plan for the new building only accounts for 69 parking spots with 110 units. There will be a huge demand for a very short supply of free parking in the area, which will create a very frustrating experience for existing residents of the neighbourhood as well as the businesses or overall drive down desirability and also invite theft. I would suggest the city either allow strata residents to obtain parking permits or remove the permit restrictions in general, and also encourage the developers of the new building to create more parking spaces. on Twitter Share Hi there, what are you planning to do to accommodate additional parking needs? I live in the building across the street where we have one parking spot per unit. Many of us have two cars, and street parking is extremely limited. Lots of the surrounding streets are permit parking only, and strata residents aren’t eligible for a permit. The plan for the new building only accounts for 69 parking spots with 110 units. There will be a huge demand for a very short supply of free parking in the area, which will create a very frustrating experience for existing residents of the neighbourhood as well as the businesses or overall drive down desirability and also invite theft. I would suggest the city either allow strata residents to obtain parking permits or remove the permit restrictions in general, and also encourage the developers of the new building to create more parking spaces. on Linkedin Email Hi there, what are you planning to do to accommodate additional parking needs? I live in the building across the street where we have one parking spot per unit. Many of us have two cars, and street parking is extremely limited. Lots of the surrounding streets are permit parking only, and strata residents aren’t eligible for a permit. The plan for the new building only accounts for 69 parking spots with 110 units. There will be a huge demand for a very short supply of free parking in the area, which will create a very frustrating experience for existing residents of the neighbourhood as well as the businesses or overall drive down desirability and also invite theft. I would suggest the city either allow strata residents to obtain parking permits or remove the permit restrictions in general, and also encourage the developers of the new building to create more parking spaces. link
Hi there, what are you planning to do to accommodate additional parking needs? I live in the building across the street where we have one parking spot per unit. Many of us have two cars, and street parking is extremely limited. Lots of the surrounding streets are permit parking only, and strata residents aren’t eligible for a permit. The plan for the new building only accounts for 69 parking spots with 110 units. There will be a huge demand for a very short supply of free parking in the area, which will create a very frustrating experience for existing residents of the neighbourhood as well as the businesses or overall drive down desirability and also invite theft. I would suggest the city either allow strata residents to obtain parking permits or remove the permit restrictions in general, and also encourage the developers of the new building to create more parking spaces.
Juliaevelyn asked over 1 year agoCity staff are currently reviewing the proposed parking plan in relation to the City’s parking by-law. In terms of allowing strata residents to obtain parking permits, you are encouraged to contact 311 with your suggestion. They can connect you with the appropriate staff members for that matter.
-
Share Is the city planning any cycling route upgrades in this area? I visit it very frequently and there desperately needs to be a better link between Prince Edward and Windsor. on Facebook Share Is the city planning any cycling route upgrades in this area? I visit it very frequently and there desperately needs to be a better link between Prince Edward and Windsor. on Twitter Share Is the city planning any cycling route upgrades in this area? I visit it very frequently and there desperately needs to be a better link between Prince Edward and Windsor. on Linkedin Email Is the city planning any cycling route upgrades in this area? I visit it very frequently and there desperately needs to be a better link between Prince Edward and Windsor. link
Is the city planning any cycling route upgrades in this area? I visit it very frequently and there desperately needs to be a better link between Prince Edward and Windsor.
spinner asked over 1 year agoPlease see this website for the City’s planned cycling infrastructure projects/upgrades. Your concerns regarding the need for a better link between Prince Edward and Windsor will be shared with Transportation staff. You can also email them directly via this email address: bikeupgrades@vancouver.ca
-
Share Does the city consider public/ community opinion when approving these projects? Seems there are valid concerns about parking, building on peat and available infrastructure in the area. What weight would public concern have against the wishes of a large developer in the city? on Facebook Share Does the city consider public/ community opinion when approving these projects? Seems there are valid concerns about parking, building on peat and available infrastructure in the area. What weight would public concern have against the wishes of a large developer in the city? on Twitter Share Does the city consider public/ community opinion when approving these projects? Seems there are valid concerns about parking, building on peat and available infrastructure in the area. What weight would public concern have against the wishes of a large developer in the city? on Linkedin Email Does the city consider public/ community opinion when approving these projects? Seems there are valid concerns about parking, building on peat and available infrastructure in the area. What weight would public concern have against the wishes of a large developer in the city? link
Does the city consider public/ community opinion when approving these projects? Seems there are valid concerns about parking, building on peat and available infrastructure in the area. What weight would public concern have against the wishes of a large developer in the city?
bamanda asked over 1 year agoAll comments from the public are considered when staff review a rezoning application. Comments that are relevant to specific review groups (such as engineering, landscape, housing, etc.) are shared with those groups for their consideration. Public feedback is also summarized in the referral report to Council. Members of the public also have the ability to write to Council and speak at the Public Hearing during which Council will make a decision on a rezoning application. The Public Hearing for this project is not yet scheduled, however the site sign and website will be updated once the Public Hearing date is set. It has been noted that there are concerns about parking, the existing soil conditions and the nearby infrastructure. Staff are reviewing concerns in relation to these issues, as well as in relation to applicable City by-laws, guidelines and regulations, such as the Parking By-law. Should the rezoning application be approved by Council, the developer would be subject to site- and project-specific conditions of approval relating to urban design, engineering, landscape, and housing. It should be noted that increasing rental housing, in particular projects with an affordability component, is a priority of the City.
-
Share Why does this need a new, unique CD zone? Why can't it a standardized RM zone be used instead? on Facebook Share Why does this need a new, unique CD zone? Why can't it a standardized RM zone be used instead? on Twitter Share Why does this need a new, unique CD zone? Why can't it a standardized RM zone be used instead? on Linkedin Email Why does this need a new, unique CD zone? Why can't it a standardized RM zone be used instead? link
Why does this need a new, unique CD zone? Why can't it a standardized RM zone be used instead?
gw_vancouver asked over 1 year agoCD-1 rezonings allow for a zoning by-law to be tailored to the form of development approved for a specific site, which differs from the form of development prescribed in the existing zoning district schedules, such as the RM zones. Rezoning enabling policies (such as MIRHPP which applies to this application) allows for consideration of development which differs from existing zoning, subject to specific requirements and criteria outlined in the policy. For more information on the rezoning application process see here.
-
Share I am concerned about size of this building in the marshlands. How do we know this ground can be a strong base for such a large building? on Facebook Share I am concerned about size of this building in the marshlands. How do we know this ground can be a strong base for such a large building? on Twitter Share I am concerned about size of this building in the marshlands. How do we know this ground can be a strong base for such a large building? on Linkedin Email I am concerned about size of this building in the marshlands. How do we know this ground can be a strong base for such a large building? link
I am concerned about size of this building in the marshlands. How do we know this ground can be a strong base for such a large building?
Samw1 asked over 1 year agoThe subject site is located within a Peat Area. As such, geotechnical and hydrogeological investigation reports were required to be submitted as part of the rezoning application. The City’s engineering staff are currently reviewing the reports, as well as the proposed recommendations made by the applicant’s engineers. Should this rezoning application be approved, there may be conditions of approval relating to this matter.
-
Share Rezoning for Moderate Income Rental Housing Pilot Program allows for builds up to 14 storeys at arterial intersections. would 17th and Fraser be considered an 'arterial intersection'? Its 2 blocks away from the intersection of Fraser and Kingsway. This building height is far to large for the area. on Facebook Share Rezoning for Moderate Income Rental Housing Pilot Program allows for builds up to 14 storeys at arterial intersections. would 17th and Fraser be considered an 'arterial intersection'? Its 2 blocks away from the intersection of Fraser and Kingsway. This building height is far to large for the area. on Twitter Share Rezoning for Moderate Income Rental Housing Pilot Program allows for builds up to 14 storeys at arterial intersections. would 17th and Fraser be considered an 'arterial intersection'? Its 2 blocks away from the intersection of Fraser and Kingsway. This building height is far to large for the area. on Linkedin Email Rezoning for Moderate Income Rental Housing Pilot Program allows for builds up to 14 storeys at arterial intersections. would 17th and Fraser be considered an 'arterial intersection'? Its 2 blocks away from the intersection of Fraser and Kingsway. This building height is far to large for the area. link
Rezoning for Moderate Income Rental Housing Pilot Program allows for builds up to 14 storeys at arterial intersections. would 17th and Fraser be considered an 'arterial intersection'? Its 2 blocks away from the intersection of Fraser and Kingsway. This building height is far to large for the area.
Samw1 asked over 1 year agoFraser Street is an arterial street in Vancouver. 14 storeys can be considered under the MIRHPP rezoning policy at the intersection of Fraser (arterial) and 17th, subject to context and design considerations. The appropriateness of the proposed form of development is currently under review by City staff. For your reference, a previous MIRHPP project was approved by Council at 14-storeys at the corner of Hastings (arterial) and Kootenay.
-
Share What are the expected monthly rents for the retail spaces the proponent will include in the building? on Facebook Share What are the expected monthly rents for the retail spaces the proponent will include in the building? on Twitter Share What are the expected monthly rents for the retail spaces the proponent will include in the building? on Linkedin Email What are the expected monthly rents for the retail spaces the proponent will include in the building? link
What are the expected monthly rents for the retail spaces the proponent will include in the building?
Zoe1 asked over 1 year agoThe applicant has advised that, if approved, the building is slated for completion in the fall of 2026. Since there is a extended period of time before the retail units can be leased out, it would be difficult to forecast the rent rates at this point other than it would be approximately the market rent rates that other similar listings will be going for in the area at that time.
-
Share Will this building be pet friendly? on Facebook Share Will this building be pet friendly? on Twitter Share Will this building be pet friendly? on Linkedin Email Will this building be pet friendly? link
Will this building be pet friendly?
Rene asked over 1 year agoThe applicant has advised that they have not yet determined a pet policy for this building should it be approved, however they have developed pet-friendly buildings in the past and hope to continue their pet-friendly approach with this building.
-
Share Hi There - I believe the Broadway Plan extends to 16th, and not beyond it. How would a development of this size be approved when it is beyond the boundaries of the plan? It does not feel like this development is being build with community revitalization in mind, rather the developer achieving maximum profit. Parking, Transit, Schools will all be impacted and are challenged to meet demand already. on Facebook Share Hi There - I believe the Broadway Plan extends to 16th, and not beyond it. How would a development of this size be approved when it is beyond the boundaries of the plan? It does not feel like this development is being build with community revitalization in mind, rather the developer achieving maximum profit. Parking, Transit, Schools will all be impacted and are challenged to meet demand already. on Twitter Share Hi There - I believe the Broadway Plan extends to 16th, and not beyond it. How would a development of this size be approved when it is beyond the boundaries of the plan? It does not feel like this development is being build with community revitalization in mind, rather the developer achieving maximum profit. Parking, Transit, Schools will all be impacted and are challenged to meet demand already. on Linkedin Email Hi There - I believe the Broadway Plan extends to 16th, and not beyond it. How would a development of this size be approved when it is beyond the boundaries of the plan? It does not feel like this development is being build with community revitalization in mind, rather the developer achieving maximum profit. Parking, Transit, Schools will all be impacted and are challenged to meet demand already. link
Hi There - I believe the Broadway Plan extends to 16th, and not beyond it. How would a development of this size be approved when it is beyond the boundaries of the plan? It does not feel like this development is being build with community revitalization in mind, rather the developer achieving maximum profit. Parking, Transit, Schools will all be impacted and are challenged to meet demand already.
Robwg asked over 1 year agoThis rezoning application is not being considered under the Broadway Plan, but rather the Moderate Income Rental Housing Pilot Program (MIRHPP), which provides incentives (including additional height and density) to encourage the construction of moderate income rental housing for projects where 100% of the residential floor area is secured rental housing and at least 20% of the residential floor area that is counted in the calculation of the floor space ratio is made available to moderate income households; earning between $30,000 and $80,000/ year.
-
Share How will 2 trees revitalize a neighbourhood? on Facebook Share How will 2 trees revitalize a neighbourhood? on Twitter Share How will 2 trees revitalize a neighbourhood? on Linkedin Email How will 2 trees revitalize a neighbourhood? link
How will 2 trees revitalize a neighbourhood?
Zoe1 asked over 1 year agoStreet trees can contribute to a more comfortable pedestrian experience. The City’s Landscape and Development Planning staff are currently reviewing the proposal from an urban design perspective, including how it will contribute to the public realm. If this rezoning is approved by Council, more detailed design development and review, including of the public realm and streetscape around the proposal, would occur at the next approvals stage: the development permit stage.
Key dates
-
January 05 2023
-
February 06 → February 26 2023
-
March 29 2023
-
October 17 2023
Location
Public hearing
Applicable plans and policies
Contact applicant
-
Phone 604-689-3040 Email tmcrae@anthemproperties.com
Contact us
-
Phone 604-873-7583 Email allison.smith@vancouver.ca