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4975-4997 Joyce St rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-4N (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 38-storey residential rental building and includes:

  • 408 units with 10% of the floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 18.89; and
  • A building height of 117.0 m (384 ft.) with additional height for rooftop amenity space.

This application is being considered under the Joyce-Collingwood Station Precinct Plan. The application requests consideration of height and density in excess of the existing 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.

The City of Vancouver has received an application to rezone the subject site from RM-4N (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 38-storey residential rental building and includes:

  • 408 units with 10% of the floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 18.89; and
  • A building height of 117.0 m (384 ft.) with additional height for rooftop amenity space.

This application is being considered under the Joyce-Collingwood Station Precinct Plan. The application requests consideration of height and density in excess of the existing 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.

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from September 4 to September 17, 2024. 

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 Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share If this rezoning were to go ahead, what kind of safety measures would be in place during construction? The reason for this question is the applicant Sightline Properties had another one of their properties burn down in Dunbar and the fire also resulted in a collapsed crane that blocked West 41st Avenue for weeks. How would you prevent a repeat of what happened in Dunbar? on Facebook Share If this rezoning were to go ahead, what kind of safety measures would be in place during construction? The reason for this question is the applicant Sightline Properties had another one of their properties burn down in Dunbar and the fire also resulted in a collapsed crane that blocked West 41st Avenue for weeks. How would you prevent a repeat of what happened in Dunbar? on Twitter Share If this rezoning were to go ahead, what kind of safety measures would be in place during construction? The reason for this question is the applicant Sightline Properties had another one of their properties burn down in Dunbar and the fire also resulted in a collapsed crane that blocked West 41st Avenue for weeks. How would you prevent a repeat of what happened in Dunbar? on Linkedin Email If this rezoning were to go ahead, what kind of safety measures would be in place during construction? The reason for this question is the applicant Sightline Properties had another one of their properties burn down in Dunbar and the fire also resulted in a collapsed crane that blocked West 41st Avenue for weeks. How would you prevent a repeat of what happened in Dunbar? link

    If this rezoning were to go ahead, what kind of safety measures would be in place during construction? The reason for this question is the applicant Sightline Properties had another one of their properties burn down in Dunbar and the fire also resulted in a collapsed crane that blocked West 41st Avenue for weeks. How would you prevent a repeat of what happened in Dunbar?

    MarxistAwakening asked 2 months ago

    The following response has been provided by the applicant: 

    We are devastated by the fire that took down the development in Dunbar, and our hearts go out to everyone affected by this tragic event, especially our neighbours in the community who had to endure the disruption, uncertainty, and devastation caused by the fire. The shock and sadness we feel cannot be overstated, and our thoughts are with those who have experienced loss and distress.

    Sightline takes safety very seriously. All required safety measures were in place and all precautions were being taken including on site, over night security. The investigation is on going and we cannot comment on the cause of the fire. We are committed to following all required safety measures for all our projects and we hope the community will understand our commitment to make sure something like this never happens again.

  • Share What amount of land price inflation would result for the immediate area in the event that this rezoning were approved? You're literally looking at going from a maximum Floor Space Ratio of 5.0 to 18.89. What kind of impacts would the land price inflation put on further gentrifying this part of the neighbourhood? on Facebook Share What amount of land price inflation would result for the immediate area in the event that this rezoning were approved? You're literally looking at going from a maximum Floor Space Ratio of 5.0 to 18.89. What kind of impacts would the land price inflation put on further gentrifying this part of the neighbourhood? on Twitter Share What amount of land price inflation would result for the immediate area in the event that this rezoning were approved? You're literally looking at going from a maximum Floor Space Ratio of 5.0 to 18.89. What kind of impacts would the land price inflation put on further gentrifying this part of the neighbourhood? on Linkedin Email What amount of land price inflation would result for the immediate area in the event that this rezoning were approved? You're literally looking at going from a maximum Floor Space Ratio of 5.0 to 18.89. What kind of impacts would the land price inflation put on further gentrifying this part of the neighbourhood? link

    What amount of land price inflation would result for the immediate area in the event that this rezoning were approved? You're literally looking at going from a maximum Floor Space Ratio of 5.0 to 18.89. What kind of impacts would the land price inflation put on further gentrifying this part of the neighbourhood?

    MarxistAwakening asked 2 months ago

    Thanks for the question. Land price and value is determined by the market, it is difficult for staff to predict the impact of a particular rezoning on land value. Assessed value is determined through BC Assessment Authority. Thanks, Nick.

  • Share Hi there, this is the feedback to the answer from my previous question - first see below: You asked: 'Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community?' Our response: The following response has been provided by the applicant: ‘The Precinct Plan allows for a 5 FSR condo project. Also consider the mandated TOA calls for a minimum 20 storeys. The Precinct plan was approved almost 10 years ago. We are in a housing crisis that continues to get worse by the day. We need RENTAL housing built now more than ever. Instead of us building a 90 unit condo building, we are proposing the necessary height and density to convert this to a rental project WITH 10% Affordable Housing. In order to provide this public benefit to the community, we require this additional density.’ with that answer, my question is who is going to judge this project is good enough or not? why not 60 storeys or 70? with that exception, who is going to limit how many more exceptions would be granted till a point where the community, commute and other facilities cannot support? if you're saying the project is outdated & why not asking for a latest plan before making exception? please reply. Eddie on Facebook Share Hi there, this is the feedback to the answer from my previous question - first see below: You asked: 'Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community?' Our response: The following response has been provided by the applicant: ‘The Precinct Plan allows for a 5 FSR condo project. Also consider the mandated TOA calls for a minimum 20 storeys. The Precinct plan was approved almost 10 years ago. We are in a housing crisis that continues to get worse by the day. We need RENTAL housing built now more than ever. Instead of us building a 90 unit condo building, we are proposing the necessary height and density to convert this to a rental project WITH 10% Affordable Housing. In order to provide this public benefit to the community, we require this additional density.’ with that answer, my question is who is going to judge this project is good enough or not? why not 60 storeys or 70? with that exception, who is going to limit how many more exceptions would be granted till a point where the community, commute and other facilities cannot support? if you're saying the project is outdated & why not asking for a latest plan before making exception? please reply. Eddie on Twitter Share Hi there, this is the feedback to the answer from my previous question - first see below: You asked: 'Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community?' Our response: The following response has been provided by the applicant: ‘The Precinct Plan allows for a 5 FSR condo project. Also consider the mandated TOA calls for a minimum 20 storeys. The Precinct plan was approved almost 10 years ago. We are in a housing crisis that continues to get worse by the day. We need RENTAL housing built now more than ever. Instead of us building a 90 unit condo building, we are proposing the necessary height and density to convert this to a rental project WITH 10% Affordable Housing. In order to provide this public benefit to the community, we require this additional density.’ with that answer, my question is who is going to judge this project is good enough or not? why not 60 storeys or 70? with that exception, who is going to limit how many more exceptions would be granted till a point where the community, commute and other facilities cannot support? if you're saying the project is outdated & why not asking for a latest plan before making exception? please reply. Eddie on Linkedin Email Hi there, this is the feedback to the answer from my previous question - first see below: You asked: 'Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community?' Our response: The following response has been provided by the applicant: ‘The Precinct Plan allows for a 5 FSR condo project. Also consider the mandated TOA calls for a minimum 20 storeys. The Precinct plan was approved almost 10 years ago. We are in a housing crisis that continues to get worse by the day. We need RENTAL housing built now more than ever. Instead of us building a 90 unit condo building, we are proposing the necessary height and density to convert this to a rental project WITH 10% Affordable Housing. In order to provide this public benefit to the community, we require this additional density.’ with that answer, my question is who is going to judge this project is good enough or not? why not 60 storeys or 70? with that exception, who is going to limit how many more exceptions would be granted till a point where the community, commute and other facilities cannot support? if you're saying the project is outdated & why not asking for a latest plan before making exception? please reply. Eddie link

    Hi there, this is the feedback to the answer from my previous question - first see below: You asked: 'Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community?' Our response: The following response has been provided by the applicant: ‘The Precinct Plan allows for a 5 FSR condo project. Also consider the mandated TOA calls for a minimum 20 storeys. The Precinct plan was approved almost 10 years ago. We are in a housing crisis that continues to get worse by the day. We need RENTAL housing built now more than ever. Instead of us building a 90 unit condo building, we are proposing the necessary height and density to convert this to a rental project WITH 10% Affordable Housing. In order to provide this public benefit to the community, we require this additional density.’ with that answer, my question is who is going to judge this project is good enough or not? why not 60 storeys or 70? with that exception, who is going to limit how many more exceptions would be granted till a point where the community, commute and other facilities cannot support? if you're saying the project is outdated & why not asking for a latest plan before making exception? please reply. Eddie

    cheungcceddie asked 3 months ago

    Thanks for the follow up question. Council will make a decision on the application following a public hearing. The hearing date has not been scheduled. Thanks, Nick

  • Share When is construction expected to start? This would be the second major construction within the block since the last one started in 2021. Will we recieve any respite from the noise? on Facebook Share When is construction expected to start? This would be the second major construction within the block since the last one started in 2021. Will we recieve any respite from the noise? on Twitter Share When is construction expected to start? This would be the second major construction within the block since the last one started in 2021. Will we recieve any respite from the noise? on Linkedin Email When is construction expected to start? This would be the second major construction within the block since the last one started in 2021. Will we recieve any respite from the noise? link

    When is construction expected to start? This would be the second major construction within the block since the last one started in 2021. Will we recieve any respite from the noise?

    Local Resident / Owner asked 2 months ago

    Thanks for the question. Construction timelines are unknown at this stage. The application is currently under review. A decision on the application by Council is expected in 2025. If Council approves the application in principle, the applicant team will continue with the Development and Building Permit processes. A timeline for construction is contingent on these processes and the applicant’s timeframe. Note that construction noise is regulated by the City’s Noise Control By-law. Thanks, Nick.

  • Share Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community? on Facebook Share Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community? on Twitter Share Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community? on Linkedin Email Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community? link

    Any ground provided by the applicant on why the proposed need more height & density that exceed the plan, which he/she thinks there is no worse off to the overall community? or even it would be a good to the community?

    cheungcceddie asked 3 months ago

    The following response has been provided by the applicant:

    ‘The Precinct Plan allows for a 5 FSR condo project. Also consider the mandated TOA calls for a minimum 20 storeys. The Precinct plan was approved almost 10 years ago. We are in a housing crisis that continues to get worse by the day. We need RENTAL housing built now more than ever. Instead of us building a 90 unit condo building, we are proposing the necessary height and density to convert this to a rental project WITH 10% Affordable Housing. In order to provide this public benefit to the community, we require this additional density.’

Page last updated: 19 Sep 2024, 09:20 AM