456-496 Prior St rezoning application

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We would like your feedback on a rezoning application at 456-496 Prior St. The proposal is to allow for the development of two 19-storey, residential towers including a 5-storey office podium. The zoning would change from I-3 (Industrial) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 262 secured market rental units with rooftop amenity space
  • Commercial retail space at grade
  • Office space with rooftop amenity access
  • Cultural amenity space
  • A floor space ratio (FSR) of 4.68
  • A total floor area of 45,483 sq. m (489,574 sq. ft.)
  • A building height of 64 m (210 ft.)
  • 516 vehicle parking spaces and 748 bicycle parking spaces

The application is being considered under the False Creek Flats Plan.

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 456-496 Prior St. The proposal is to allow for the development of two 19-storey, residential towers including a 5-storey office podium. The zoning would change from I-3 (Industrial) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 262 secured market rental units with rooftop amenity space
  • Commercial retail space at grade
  • Office space with rooftop amenity access
  • Cultural amenity space
  • A floor space ratio (FSR) of 4.68
  • A total floor area of 45,483 sq. m (489,574 sq. ft.)
  • A building height of 64 m (210 ft.)
  • 516 vehicle parking spaces and 748 bicycle parking spaces

The application is being considered under the False Creek Flats Plan.

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.

Q&A is available from September 27 to October 17, 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.

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    I have two questions. Firstly: Will there be any non-market, subsidized or social housing? There was a long term population of unhoused persons living on this site who were displaced by the development. The development is also on the site of Hogan's alley, a historic afro-Canadian neighbourhood that was displaced by the building of the Georgia viaduct. Will any of this legacy be recognized or housing be provided specifically for the black population in Vancouver? Secondly: How will the development impact the surrounding neighbourhood and street way? What hours will the construction be and how will noise be handled? How will congestion affect the prior street roadway and are there any plans to mitigate that?

    samz asked 3 months ago

    The False Creek Flats Area Plan which can be found here does not identify this site for below-market rental housing.  Instead, the Plan specifies that the residential floor area be rental and that the on-site amenity for this location be replacement culture space, given the existing artist space that would be lost through redevelopment in the area.  To that end, this application includes a cultural amenity, the final size of which will be determined through the rezoning process.

    There was extensive public and stakeholder consultation completed through the False Creek Flats and North East False Creek planning processes – including targeted engagement with the MST Nations, Urban Indigenous Community, and the Black Community. The City continues to work and engage with the local neighbourhood through various projects and programs, including the Chinatown Transformation and the ongoing work of the DTES team.

    The design rationale for the proposed development, including how it relates to the neighbouring context can be found in the project application booklet here.  Efforts to complement and step-down to the neighbouring lower density context include stepping back the upper levels of the podium façade, moving the residential towers back from Prior Street and breaking the development into two buildings with a mid-block pedestrian connection.

    Construction impacts on City streets, including through private development, are tracked on the City of Vancouver’s website. The City also has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays). 

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    Every question here gets answered with this project conforming to the "false creek plan" and therefore already approved by the general public. As it constantly mentions 3600 participants had their anonymous input summarized and then interpreted by the city planners when making these sweeping rezoning changes and not really a public referendum now is it? But that's a rhetorical question. So let me ask you this - did at any time any of those 3600 participants know and support a project where a pair of twin 19 story hirise buildings would be built directly across a narrow two lane street from 3/4 scale one and two story houses? 2nd question what healthcare services does this project provide that makes it qualify as part of the "health care hub"? Which is this project in closest proximity to? The actual house ( not the property line) across the two lane wide malkin avenue or the actual building (not the property line) within the medical complex behind it? Finally if you've already decided to green light this project anyways how much faith can we have this entire process has any influence in this project being changed or at least paused for a true public forum to vote on it?

    msismey asked 3 months ago

    The False Creek Flats Area Plan “health hub” includes both the future St. Paul’s Hospital site, as well as some surrounding industrial, residential and employment lands.  The Plan notes that  “Beyond a focus on health sciences and medical offices, this [health hub] district will appeal to a variety of businesses and is expected to accommodate substantial future growth in the innovation sectors including but not limited to the life sciences, health care offices, digital entertainment and information communication technology, and creative product manufacturing.”  The plan also contemplates rental housing in portions of the Health Hub area.  The application at 456-496 Prior Street includes 2.38 FSR of office space and 0.14 FSR of retail space, as well as rental residential housing, in line with the intent of the plan. 

    There was extensive public and stakeholder consultation completed through the False Creek Flats(External link)  planning processes through 2015-2017, with over 3600 participants.  Summaries of phase 1 of consultation can be found here, along with examples of the materials provided to consultation participants.  Summaries of consultation from phases 2 and 3 can be found here and phase 4 is included in the overall resulting Plan.

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    Will you really allow this destructive window design or will you protect birds from mass die-offs? These towers are loaded with large areas of clear glass, which is upsetting when we've known for decades how many bird deaths that causes. In this so-called green city, don't the survival of birds matter anymore? What will you do to protect them?

    jean9 asked 3 months ago

    Material palette is not reviewed or approved at the time of rezoning, rather that is considered at the development permit stage, however the Vancouver Bird Strategy and the Bird Friendly Design Guidelines are referred to, and the applicants’ response to these guidelines reviewed, at all stages of the development approvals process.  More information about the Vancouver Bird Strategy can be found here.

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    Referring back to my earlier question regarding the city taking a end run around strathconas height restrictions I reviewed your answer and read your false creek flats plan as directed. My question is this. According to your plan the mixed use industrial/ residential buildings along Malkin avenue will not exceed the street grade level of the houses on atlantic street. This proposed development you argue can be a whopping 18 stories higher than atlantic street or the homes directly across the street on prior because it falls into the "health care hub". Correct me if I'm wrong but this development is a for profit commercial residential project owned by a private developer. What connection does it have either directly or indirectly to health care?

    msismey asked 3 months ago

    Thank you for your question “what connection does it have either directly or indirectly to health care”.

    The False Creek Flats Area Plan “health hub” includes both the future St. Paul’s Hospital site, as well as some surrounding industrial, residential and employment lands as illustrated in the graphic below.  The Plan notes that  “Beyond a focus on health sciences and medical offices, this [health hub] district will appeal to a variety of businesses and is expected to accommodate substantial future growth in the innovation sectors including but not limited to the life sciences, health care offices, digital entertainment and information communication technology, and creative product manufacturing.”  The plan also contemplates rental housing in portions of the Health Hub area.  The application at 456-496 Prior Street includes 2.38 FSR of office space and 0.14 FSR of retail space, as well as rental residential housing, in line with the intent of the plan.  

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    What this plan fails to take into consideration is that the "plan'" is obligated to reference to the existing neighborhood of strathcona for its height and zoning guidelines not the other way round. Isnt this a gross abuse of authority and a illegal end run around respecting strathconas unique historical and cultural heritage status?

    msismey asked 3 months ago

    This application is being considered under the False Creek Flats Area Plan (which can be found here). This site is included in the Plan’s Health Hub section which centres around the future home to St. Paul’s Hospital and Health Campus. This north-west corner of the False Creek Flats will evolve into a world-class integrated health care, research and teaching hub. Well-located and close to existing amenities, this area is anticipated to experience intensified employment and provide the amenities to support employees, while creating a well-connected public realm that integrates the campus with adjacent neighbourhoods. 

     

    There was extensive public and stakeholder consultation completed through the False Creek Flats planning processes through 2015-2017, with over 3600 participants. Summaries of phase 1 of consultation can be found here, summaries of consultation from phases 2 and 3 can be found here and phase 4 is included in the overall resulting Plan.

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    496 Prior St. This site is currently left abandoned and in disrepair. It is attracting vandals. Is there a time frame for securing/fencing your property professionally as the St Paul's site is doing?

    Torrie asked 3 months ago

    Thank you for bringing this to our attention. This comment has been forwarded to the applicant team to take appropriate action.  

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    I don't believe anyone in strathcona is aware a big chunk of their neighborhood has been annexed to become part of the false creek flats and giving developers a green light to ignore the height restrictions already in place. I certainly didn't know about this. What public consultation took place? Was the strathcona residents association informed?

    msismey asked 3 months ago

    The Strathcona neighbourhood includes two dominant area plans; the Downtown Eastside Plan (which can be found here) and the False Creek Flats Area Plan (which can be found here).  Each Plan sets land use, height, urban design, density and amenity expectations for sub-areas within the neighbourhood.  

     

    There was extensive public and stakeholder consultation completed through the False Creek Flats planning processes through 2015-2017, with over 3600 participants.  Summaries of phase 1 of consultation can be found here, summaries of consultation from phases 2 and 3 can be found here and phase 4 is included in the overall resulting Plan.

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    What has the existing context been excluded ?

    Ook Pik asked 3 months ago

    Contextual materials are available on the project website, including renderings of how the proposed development would fit into the neighbourhood here, and a more detailed analysis of the project design rationale, shadow studies, landscape plans, ground plane treatment and streetscape improvements in the application booklet here.

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    How will the surrounding marginalized communities be properly consulted prior to development? Will there be supports in place for those that rely on social services? Is this being done in collaboration with the Indigenous Nation who's land this is being built on? Will there be any honouring/consultation to the Black community that was displaced nearby? Are the residents of China Town who are being heavily gentrified by developments like this being consulted in a culturally appropriate way?

    Elina asked 4 months ago

    There was extensive public and stakeholder consultation completed through the False Creek Flats and North East False Creek planning processes – including targeted engagement with the MST Nations, Urban Indigenous Community, and the Black Community. The City continues to work and engage with the local neighbourhood through various projects and programs, including the Chinatown Transformation and the ongoing work of the DTES team.

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    I thought buildings weren’t to be very high in strathcona?

    Lorene asked 4 months ago

    The Strathcona neighbourhood includes two dominant area plans; the Downtown Eastside Plan (which can be found here) and the False Creek Flats Area Plan (which can be found here).  Each Plan sets land use, height, urban design, density and amenity expectations for sub-areas within the neighbourhood.  

     

    456-496 Prior Street falls under the False Creek Flats Area Plan. Policy specific to this site is located in the “Health Hub” section, where the Plan envisioned conditional heights of up to 150 feet.  

Page last updated: 30 November 2021, 12:38