5163-5187 Joyce St rezoning application

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Ang mga materyales sa Tagalog ay mahahanap dito / 您可在找到繁體中文材料 / 您可在找到简体中文材料 / ਪੰਜਾਬੀ ਵਿੱਚ ਸਮੱਗਰੀ ਇੱਥੇ ਮਿਲ ਸਕਦੀ ਹੈ।

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如希望對此項目進行進一步翻譯,請使用本網頁右上角的Google 翻譯功能,點按下拉選單然後從 10 種不同語言中選取所需語言。有關語言翻譯或以其他語言提供意見,請致電 311。

如希望对此项目进行进一步翻译,请使用本网页右上角的Google 翻译功能,点击下拉菜单然后从 10 种不同语言中选择所需语言。有关语言翻译或以其他语言提供反馈意见,请致电 311

ਇਸ ਪ੍ਰੋਜੈਕਟ 'ਤੇ ਹੋਰ ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ ਇਸ ਵੈੱਬਪੰਨੇ ਦੇ ਉਪਰਲੇ ਸੱਜੇ ਕੋਨੇ 'ਤੇ ਸਥਿਤ Google Translate ਕਾਰਜ ਦੀ ਵਰਤੋਂ ਕਰੋ, 10 ਵੱਖ-ਵੱਖ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚੋਂ ਚੁਣਨ ਲਈ ਡ੍ਰੌਪ ਡਾਉਨ ਮੀਨੂ 'ਤੇ ਕਲਿੱਕ ਕਰੋ। ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਜਾਂ ਦੂਜੀਆਂ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚ ਫੀਡਬੈਕ ਦੇਣ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ 311 'ਤੇ ਕਾਲ ਕਰੋ।


We would like your feedback on a rezoning application at 5163-5187 Joyce St. The proposal is to allow for the development of a 32-storey mixed use building with commercial use at grade and a proposed library space on level 2. The zoning would change from C-2C (Commercial) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 293 market strata units
  • A floor space ratio (FSR) of 13.10
  • A floor area of 21,484.6 sq. m (231,258 sq. ft.)
  • A building height of 94.1 m (308.72 ft.)
  • 228 vehicle parking spaces and 588 bicycle parking spaces

The application is being considered under the Joyce-Collingwood Station Precinct Plan.

Please note the renderings have been updated as of February 16, 2021. The changes to the submission materials are limited to architectural expression of the metal cell-patterned exo-skeleton of the building, with no changes to the overall proposal in terms of building height, density, number of units etc.


Frequently Asked Questions:

  1. How does the displacement of intangible cultural assets like Sari-Sari, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi & Kay Market through this development uphold the goals of the new City Wide Plan, Healthy City Strategy, Culture|Shift, and the Vancouver Food Strategy?

  2. Has there been any consideration on implementing First Right of Refusal (precedent set on February 9th 2021 during the rezoning process for 728-796 Main St.) for the commercial and residential tenants? If so, will rents be grandfathered in?

  3. How does the city plan to deliver on Goal #7 of the Vancouver plan (Create Complete, Connected and Culturally Vibrant Neighbourhoods) when the demolition of 6 intangible cultural assets will significantly affect the unique culture of Renfrew-Collingwood as a community?

The community businesses and spaces on and around the proposed site are well aligned with the City’s Healthy City Strategy, Food Strategy, and Culture Strategy, and the Strategies’ goals are to ensure access to healthy, affordable, and culturally appropriate foods, cultivate connections, and prioritize intangible cultural heritage and promote cultural redress.

The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced businesses to return to the site following redevelopment.

The City is also looking at the impact of redevelopment on local owner-operated small businesses as part of the Vancouver Plan quick-start actions. Supports for commercial tenants, including options to reduce the impacts of commercial redevelopment, have been identified, and City staff will continue working with community stakeholders, the public and key partners to refine and expand this approach.

This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Staff are here to listen to all concerns, and welcome any and all feedback. All input received will help to inform future recommendations to improve the proposal.

While the virtual open house is open until March 28, the online community feedback forms will remain available for the remainder of the application review stage. Any member of the public is welcome to provide feedback via the online comment form on Shape Your City webpage, email, or through phone. Shape Your City can be translated into ten language options including Simplified and Traditional Chinese, Punjabi, and Tagalog. For language interpretation or to provide feedback in other languages, members of the public can call 311.



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.


Ang mga materyales sa Tagalog ay mahahanap dito / 您可在找到繁體中文材料 / 您可在找到简体中文材料 / ਪੰਜਾਬੀ ਵਿੱਚ ਸਮੱਗਰੀ ਇੱਥੇ ਮਿਲ ਸਕਦੀ ਹੈ।

Para sa higit pang interpretasyon ng wika sa proyektong ito, mangyaring gamitin ang Google Translate function na nasa itaas na kanang kanto ng webpage na ito, i-click ang drop down menu para pumili mula sa 10 magkakaibang wika. Para sa interpretasyon ng wika o para magbigay ng pagpuna sa ibang wika, mangyaring tumawag sa 311.

如希望對此項目進行進一步翻譯,請使用本網頁右上角的Google 翻譯功能,點按下拉選單然後從 10 種不同語言中選取所需語言。有關語言翻譯或以其他語言提供意見,請致電 311。

如希望对此项目进行进一步翻译,请使用本网页右上角的Google 翻译功能,点击下拉菜单然后从 10 种不同语言中选择所需语言。有关语言翻译或以其他语言提供反馈意见,请致电 311

ਇਸ ਪ੍ਰੋਜੈਕਟ 'ਤੇ ਹੋਰ ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ ਇਸ ਵੈੱਬਪੰਨੇ ਦੇ ਉਪਰਲੇ ਸੱਜੇ ਕੋਨੇ 'ਤੇ ਸਥਿਤ Google Translate ਕਾਰਜ ਦੀ ਵਰਤੋਂ ਕਰੋ, 10 ਵੱਖ-ਵੱਖ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚੋਂ ਚੁਣਨ ਲਈ ਡ੍ਰੌਪ ਡਾਉਨ ਮੀਨੂ 'ਤੇ ਕਲਿੱਕ ਕਰੋ। ਭਾਸ਼ਾਈ ਵਿਆਖਿਆ ਜਾਂ ਦੂਜੀਆਂ ਭਾਸ਼ਾਵਾਂ ਵਿੱਚ ਫੀਡਬੈਕ ਦੇਣ ਲਈ, ਕਿਰਪਾ ਕਰਕੇ 311 'ਤੇ ਕਾਲ ਕਰੋ।


We would like your feedback on a rezoning application at 5163-5187 Joyce St. The proposal is to allow for the development of a 32-storey mixed use building with commercial use at grade and a proposed library space on level 2. The zoning would change from C-2C (Commercial) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 293 market strata units
  • A floor space ratio (FSR) of 13.10
  • A floor area of 21,484.6 sq. m (231,258 sq. ft.)
  • A building height of 94.1 m (308.72 ft.)
  • 228 vehicle parking spaces and 588 bicycle parking spaces

The application is being considered under the Joyce-Collingwood Station Precinct Plan.

Please note the renderings have been updated as of February 16, 2021. The changes to the submission materials are limited to architectural expression of the metal cell-patterned exo-skeleton of the building, with no changes to the overall proposal in terms of building height, density, number of units etc.


Frequently Asked Questions:

  1. How does the displacement of intangible cultural assets like Sari-Sari, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi & Kay Market through this development uphold the goals of the new City Wide Plan, Healthy City Strategy, Culture|Shift, and the Vancouver Food Strategy?

  2. Has there been any consideration on implementing First Right of Refusal (precedent set on February 9th 2021 during the rezoning process for 728-796 Main St.) for the commercial and residential tenants? If so, will rents be grandfathered in?

  3. How does the city plan to deliver on Goal #7 of the Vancouver plan (Create Complete, Connected and Culturally Vibrant Neighbourhoods) when the demolition of 6 intangible cultural assets will significantly affect the unique culture of Renfrew-Collingwood as a community?

The community businesses and spaces on and around the proposed site are well aligned with the City’s Healthy City Strategy, Food Strategy, and Culture Strategy, and the Strategies’ goals are to ensure access to healthy, affordable, and culturally appropriate foods, cultivate connections, and prioritize intangible cultural heritage and promote cultural redress.

The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced businesses to return to the site following redevelopment.

The City is also looking at the impact of redevelopment on local owner-operated small businesses as part of the Vancouver Plan quick-start actions. Supports for commercial tenants, including options to reduce the impacts of commercial redevelopment, have been identified, and City staff will continue working with community stakeholders, the public and key partners to refine and expand this approach.

This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Staff are here to listen to all concerns, and welcome any and all feedback. All input received will help to inform future recommendations to improve the proposal.

While the virtual open house is open until March 28, the online community feedback forms will remain available for the remainder of the application review stage. Any member of the public is welcome to provide feedback via the online comment form on Shape Your City webpage, email, or through phone. Shape Your City can be translated into ten language options including Simplified and Traditional Chinese, Punjabi, and Tagalog. For language interpretation or to provide feedback in other languages, members of the public can call 311.



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.


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 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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    What will happen to the restaurants and businesses currently in the space?

    harkness asked 8 months ago

    The City recognizes that the possible displacement of these existing restaurants and businesses would be a significant impact to the community. Staff have been in communication with the project applicant/landowner on an ongoing basis and will be requesting that they consider making provisions for displaced business of which one option may be to return to the site following development.  

    This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Through the rezoning application review process staff evaluate rezoning proposals based on Council-approved plans (e.g. the Joyce-Collingwood Station Precinct Plan), policies, and guidelines as well as input from the public, advisory committees, and other City departments. As the review process is ongoing, no recommendation has been put forward by staff at this time. City Council decides on all rezonings through a public hearing process.

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    How does the displacement of cultural assets for the Filipino-Canadian community in Joyce Collingwood not fail goals #2 and #6 of the new Vancouver plan? Additionally, are there legal measures in place to ensure that gentrification and rent increases do not happen to existing tenants?

    Alex69 asked 7 months ago

    The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant. At this time there are no City policies that would require a landowner to offer first right of refusal for a displaced commercial business or use. However, City staff will be requesting that the applicant consider making provisions for displaced business of which one option may be to return to the site following development.

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    How will these important and culturally significant businesses and restaurants still be part of the community following redevelopment?

    Tammy Dukes asked 8 months ago

    Staff will be discussing the concerns over the loss of these important cultural assets and possible displacement of the current tenants (Sari-Sari Filipino Convenience Store, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi Restaurant and Kay Market) with the project applicant and will be requesting that they consider making provisions for displaced business of which one option may be to return to the site following development. This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. All input received will help to inform future recommendations to improve the proposal.

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    How does the city plan on supporting small business owners who stand to be displaced? They own important cultural landmarks and gathering places for the Filipino community, which are already lacking in Vancouver.

    Faye asked 8 months ago

    The City recognizes that the possible displacement of these important cultural food assets would be a significant impact to the community. Staff have been in communication with the project applicant/landowner on an ongoing basis and will be requesting that they consider making provisions for displaced business of which one option may be to return to the site following development.

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    Will the current tenants who happen to be cultural assets (Sari-Sari, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi & Kay Market) be displaced? Or will they be able to move into these retail spaces, with the rents grandfathered in?

    asked 8 months ago

    Staff will be discussing the concerns over the loss of these important cultural assets and possible displacement of the current tenants (Sari-Sari Filipino Convenience Store, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi Restaurant and Kay Market) with the project applicant and will be requesting that they consider making provisions for displaced business of which one option may be to return to the site following development. This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. All input received will help to inform future recommendations to improve the proposal.

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    In recognizing the intangible heritage that is facilitated by the ethnic, independent, low-cost businesses that are at risk for eviction (Sari-Sari, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi & Kay Market), how will the City ensure that the development space continue to facilitate this unique intangible heritage, rather than erasing it? How will the City ensure that incoming businesses in the development are both culturally and financially accessible to the residents of the neighbourhood? For example, Kumare Express, Pampanga’s Cuisine, Plato Filipino, Joyce Jiaozi offer low-cost ready made meals. What is the City’s role in ensuring that planning policies support the continued affordability of the neighbourhood, rather than explicitly making the neighbourhood more expensive?

    Crecien asked 7 months ago

    Staff have been in communication with the applicant/landowner on an ongoing basis and the landowner is aware of the community concern over the loss of these important cultural food assets. The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and as such, the City is looking at the impact of redevelopment on local owner-operated small businesses as part of the Vancouver Plan quick-start actions. Supports for commercial tenants, including options to reduce the impacts of commercial redevelopment, have been identified, and City staff will continue working with community stakeholders, the public and key partners to refine and expand this approach. For the current proposal, staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced business of which one option may be to return to the site following development.

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    Why does the City not invest in appropriate literacy, language and cultural outreach approaches to communities affected by City decisions? Why does the City rely upon English only digital surveys that reach a fraction of citizens, and why does the City continue to improve large towers that no one wants to live in and that ruin surrounding communities, breaking down the fabric of food and community networks and displacing low wage renters?

    sks asked 7 months ago

    The public is welcome to provide feedback by phone, email or the online comment form which can be found at shapeyourcity.ca. To access project information or to provide feedback by phone in other languages, please call 311. ShapeYourCity.ca can be translated into ten language options via the Google translation widget located on the top right corner of the page. The virtual postcard and summary of the project is currently available in English, Traditional Chinese, Simplified Chinese, Tagalog and Punjabi on the Shape Your City page. At this time, to protect the health and safety of the public and staff, we are suspending all in person open houses and meetings due to Covid-19. 

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    Were any of these consultation materials prepared in Tagalog, Cantonese or other languages spoken by business owners and community members?

    Alex T asked 8 months ago

    The virtual postcard and summary of the project is currently available in English, Traditional Chinese, Simplified Chinese, Tagalog and Punjabi on the ShapeYourCity.ca page. As well, the ShapeYourCity.ca platform can be translated into ten language options via the Google translation widget located on the top right corner of the page.  At this time, to protect the health and safety of the public and staff, we are suspending all in person open houses and meetings due to Covid-19. The public is welcome to provide feedback by phone, email or the online comment form which can be found at shapeyourcity.ca. To access project information or to provide feedback by phone in other languages, please call 311. Staff note that the rezoning application review is ongoing and opportunities to provide feedback remain open. 

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    How involved will the City be in the process of discussing community concerns and provision requests with the developer, if the redevelopment of 5163-5187 Joyce Street will go ahead?

    Amrit asked 7 months ago

    The feedback received on the Shape Your City webpage – whether it be questions or comments forms – will inform the staff review of the proposed rezoning application. The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced businesses to return to the site following redevelopment. This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Staff are here to listen to all concerns, and welcome any and all feedback. All input received will help to inform future recommendations to improve the proposal.

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    How involved will the City be in the process of discussing community concerns and provision requests with the developer, if the redevelopment of 5163-5187 Joyce Street goes ahead?

    Jaden asked 7 months ago

    The feedback received on the Shape Your City webpage – whether it be questions or comments forms – will inform the staff review of the proposed rezoning application. The City recognizes that the loss of these important cultural food assets would be a significant impact to the community and, after hearing the community feedback, City staff will be discussing these concerns with the project applicant and will be requesting that they consider making provisions for displaced businesses to return to the site following redevelopment. This rezoning application is currently in review, and staff are seeking input from a variety of sources (the public, local community groups, advisory boards, etc.) to help shape the proposal. Staff are here to listen to all concerns, and welcome any and all feedback. All input received will help to inform future recommendations to improve the proposal.

Page published: 31 March 2021, 11:40