450 W Georgia St rezoning application

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We would like your feedback on a rezoning application at 450 W Georgia St. The proposal is to allow for the development of a 23-storey office building. The zoning would change from DD (downtown) to CD-1 (comprehensive development). The proposal includes:

  • Public and commercial retail space at grade
  • Office use (34,764 sq. m (374,068 sq. ft.)
  • Floor space ratio (FSR) of 15.65
  • Total floor area of 34,902.8 sq. m (375,554 sq. ft.)
  • Building height of 87.2 m (286 ft.)
  • 270 vehicle parking spaces and 236 bicycle parking spaces

The application is being considered under the Rezoning Policy for the Central Business District (CBD) and CBD Shoulder.

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




We would like your feedback on a rezoning application at 450 W Georgia St. The proposal is to allow for the development of a 23-storey office building. The zoning would change from DD (downtown) to CD-1 (comprehensive development). The proposal includes:

  • Public and commercial retail space at grade
  • Office use (34,764 sq. m (374,068 sq. ft.)
  • Floor space ratio (FSR) of 15.65
  • Total floor area of 34,902.8 sq. m (375,554 sq. ft.)
  • Building height of 87.2 m (286 ft.)
  • 270 vehicle parking spaces and 236 bicycle parking spaces

The application is being considered under the Rezoning Policy for the Central Business District (CBD) and CBD Shoulder.

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



The virtual open house has concluded. Please use the “Send your comments” tab or contact the Planner directly for any further feedback. Thank you for participating.
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    With the future of working from home, do we really need these many commercial buildings in Vancouver downtown? With Telus Garden and the other 2 buildings (also commercial buildings) under constructions right next to this proposed building, the west georgia ave. will be so crowed with all these concrete jungles. :(

    Christina asked 3 months ago

    Thanks for your comments and questions. Currently, prior to the pandemic, we do know there remains a vacancy in office space at approximately 1-2% vacancy in Vancouver. That number drops when we look at office vacancy just downtown. The forecasting has shown that the office vacancy currently is still at about 7%. That said, though the pandemic has required people to work from home right now, we can’t predict if there will be a shift in the future back to an office environment.

    We also know that in order to continue building Vancouver as an economic hub, attracting and retaining employment within the city is key. That means having sufficient office space for workers in high transit areas. The downtown core is a location that has been identified for intensified commercial and office to create employment space.

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    How many people are expected to be employed in this building? Also, what level of investment does it contribute to our city, and how many jobs will be created to construct it?

    Silent_Echo asked 3 months ago

    This proposal is for a commercial office building, which provides opportunities to deliver employment-generating space. this site could generate employment for a range of workers. The office space accounts for 374,000 sq. ft. of the project total. What number, the City would estimate that a project with that floor area has the capacity to support approximately 1,500 employees. There is also space for a small CRU on the ground floor (1,500 sq. ft.) which would be suitable for local business for retail/commercial jobs.  

    For construction jobs, we are still refining our calculation in terms of commercial projects. Other projects in the Downtown Core proposing a similar floor area for office have estimated 200-250 construction jobs, including design professionals and on-site construction staff. Again, this number is draft but I hope it provides an order of magnitude for you.

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    At first glance it seems the treatment of the laneway is rather utilitarian, what, if any, measures are being taken to activate this space?

    Tavia asked 3 months ago

    Lanes tend to contain a utility function, specifically for downtown projects. This site contains loading and access to underground parking from the lane. From a transportation flow perspective, this is desireable, as we do want to see these functions off the main arterial. 

    There are additional opportunities to enliven lanes through programs and community initiatives. One great example is Alley Oop lane at Seymour and Pender where public art was integrated along with active uses (basketball net). This particular rezoning has not proposed that however, opportunities to have spaces be more flexible and more active is typically encouraged. This can be something that is explored by the applicant through the development permit and other processes.

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    We are very disappointed that the city is considering this type of building right next door to a residential condo building. If this application is approved in the current manner it will fully block one whole elevation of the L'Hermitage building next door. The residents of L'Hermitage have already had views blocked by both the telus commercial and residential buildings and just recently by the building at 400 west Georgia that is under construction. This is entirely unfair to all of the owners who purchased units in L'Hermitage unbeknownst to them that views would be taken away by the city of Vancouver in pretty much every direction around the building. We would like to see the lot developed, but only if it half the proposed size. Why did the city plan change for this lot?

    Rick asked 3 months ago

    Thank you for your comments. We will review your concerns in light of the current policy context and considerations. Any decisions made in relation to this application will be based on a series of formal reviews with consideration of public feedback as part of our process.

    The enabling policies for consideration of this  rezoning application include the Downtown Official Development Plan, adopted in 1975, the Metro Core Jobs and Economy Land Use Plan,  and more recently the  Rezoning Policy for the Central Business District, adopted by Council in 2009.  These polices are linked to the project webpage along with other background resources.  

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    I own a north facing unit on the 14th floor in the neighboring L'hermitage building. The proposed plans for this building coupled with the new 31 story building next door to it, will totally cut off all the natural light and city views for many of the north facing units at L'hermitage. I also have concerns about the light pollution that these buildings will cast into the units at L'hermitage

    Randy asked 3 months ago

    Thank you for your comments. We will review your concerns in light of the current policy context and considerations. Any decisions made in relation to this application will be based on a series of formal reviews with consideration of public feedback as part of our process. Any subsequent adjustment to the form of development of the building that may be applied via conditions to the application will be subject to a public hearing and Council approval.

    More information regarding the City’s view cone policies can be found here

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    I’m interested in parking purchase

    Konstantins asked 3 months ago

    Thank you for your comments. Proposed developments are required to conform to the City of Vancouver Parking Bylaw which can be found here.  Parking assignment takes place at a later stage of the development process.

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    We are the owners of a unit of the neighboring L'hermitage building. We are north facing on the 10th floor, and based on the proposed plans, our patio will now be fully enclosed by a large wall, cutting off all light and city views, as well will be cast by building shadows. We are asking if this building proposal does go thru, that there can be some adjustments to the plan, so that the lower patio level of the building, can be lowered by one level , allowing the the patio levels from the "L'hermitage" on the 10th floor, to the patio level on the propose building to be at the simular heights. This would allow us to have more of a view, and some additional light, compared to the current proposal.

    Shane asked 4 months ago

    Thank you for your comments. We will review your concerns in light of the current policy context and considerations. Any decisions made in relation to this application will be based on a series of formal reviews with consideration of public feedback as part of our process. Any subsequent adjustment to the form of development of the building that may be applied via conditions to the application will be subject to a public hearing and Council approval.

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    Is the city wide viewcone policy being reviewed

    green_grass asked 4 months ago

    This application will be subject to the existing  viewcone policy that is currently applicable.