625-777 Pacific St rezoning application

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We would like your feedback on a rezoning application at 625-777 Pacific St (Granville Loops).

On December 12, 2017, City Council approved the removal of the circular ramps (the Loops) connecting Pacific St to the Granville Bridge. The ramps will be replaced with extensions of Continental and Rolston streets south to Pacific St and a new level connection of Neon St to Granville St with a signalized intersection. Four new development parcels will be created in the area bounded by Pacific St, Neon St and the Howe and Seymour ramps (which will be retained). The rezoning would allow for development on those four parcels once the new streets are constructed.

Proposed maximum heights range from 250 feet to 395 feet as outlined below. The development would include a childcare centre as well as replacement of 109 SRO units that were in the Old Continental Residence (at 1390 Granville St until 2015). The zoning would change from DD (Downtown District) to CD-1 (Comprehensive Development) District. The proposal includes four sub-areas:

Sub-area A (between Continental St and the Howe On-Ramp)

  • 40-storey strata residential tower (395 feet)
  • Total floor area of 263,328 sq. ft.

Sub-area B (between Continental St and Granville St)

  • Residential building at 27 storeys adjacent Pacific St and 12 storeys adjacent Neon St with a 70-foot podium and street-level commercial-retail
  • Building height of 250 feet as measured from the Granville Bridge deck or 275 feet as measured from Pacific St
  • Total floor area of 219,131 sq. ft. comprising 126,524 sq. ft. of secured market rental housing with the balance of floor space as strata residential and commercial-retail

Sub-area C (between Rolston St and Granville St)

  • Residential building at 27 storeys adjacent Pacific St and 12 storeys adjacent Neon St with a 70-foot podium containing street-level commercial-retail and a 37-space childcare facility
  • Building height of 250 feet as measured from the Granville Bridge deck or 275 feet as measured from Pacific St
  • Total floor area of 174,892 sq. ft. comprising 161,649 sq. ft. of social housing (50,000 sq. ft. of which is replacement of SRO housing that was in the Old Continental Residence), 13,243 sq. ft. of commercial-retail and a 5,000 sq. ft. City childcare facility

Sub-area D (between Rolston St and the Seymour Off-Ramp)

  • 40-storey strata residential tower (395 feet)
  • Total floor area of 262,822 sq. ft.

The application is being considered under the Granville Loops Policy Plan.

The table below compares the proposal, submitted in January 2021, with the floor area, building heights and public benefits indicated in the Granville Loops Policy Plan which was approved in 2010.


Table 1: Granville Loops Policy Plan VS. Proposed Rezoning

Granville Loops Policy Plan (2010)

Proposed Rezoning (2021)

Total Floor Area

  • 682,000 sq. ft.
  • 920,173 sq. ft.

Social Housing

  • 50,000 sq. ft.
  • 161,649 sq. ft.

Market Rental Residential

  • None required
  • 126,524 sq. ft.

Market Strata Residential

  • 606,329 sq. ft.
  • 606,329 sq. ft.

Commercial

  • Required on Granville & Pacific frontages, but floor area not specified
  • 25,671 sq. ft. on Granville & Pacific frontages

Childcare

  • Not required
  • 37-space childcare

Off-site Engineering Improvements



  • Removal of the Granville Loops ramps and construction of replacement roads (Neon, Rolston and Continental)


  • Removal and construction of new roads
  • Replacement of bridge deck as road (Neon to Pacific St)

Floor Space / Height

Sub-area A

Sub-area B

Sub-area C

Sub-area D

  • 181,000 sq. ft. / 300 ft.

  • 160,000 sq. ft. / 180 ft.

  • 160,000 sq. ft. / 180 ft.

  • 181,000 sq. ft. / 300 ft.
  • 263,328 sq. ft. / 395 ft.

  • 219,131 sq. ft. / 250-275 ft.

  • 174,892 sq. ft. / 250-275 ft.

  • 262,822 sq. ft. / 395 ft.

Rationale for More Building Height and Density

The height limits in the 2010 Granville Loops Policy Plan correspond to the 300-foot height limit in Downtown South at the time. Subsequently, a rezoning policy was adopted for the surrounding area to increase heights to the underside of the view cones and allow for the increased density that would come with that, such that greater public benefits (CACs) could be achieved. Within the immediate local context, five sites nearby to the Loops have developed with higher towers ranging from 378 to 415 feet. Also, the Higher Buildings Policy was amended to allow two extra high “gateway” towers on either side of the Granville Bridge, immediately to the south of the site (Vancouver House and 601 Beach Crescent). With all of these approvals for higher towers, the context for the Loops has changed since the Plan was adopted in 2010.

Added building height and density on the Loops site creates the opportunity to accommodate the expanded scope of engineering works and achieve greater public benefits than were anticipated in the 2010 Plan. The proposed increase in height from the Plan for sub-areas A and D is from 300 to 395 feet (to the underside of the view cone) and the proposed increase in height for sub-areas B and C is from 180 to 250 feet (above the bridge deck). Overall, approximately 243,000 sq. ft. of additional floor area is proposed, 100% of which is to consist of additional social housing, rental housing and a childcare.

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 625-777 Pacific St (Granville Loops).

On December 12, 2017, City Council approved the removal of the circular ramps (the Loops) connecting Pacific St to the Granville Bridge. The ramps will be replaced with extensions of Continental and Rolston streets south to Pacific St and a new level connection of Neon St to Granville St with a signalized intersection. Four new development parcels will be created in the area bounded by Pacific St, Neon St and the Howe and Seymour ramps (which will be retained). The rezoning would allow for development on those four parcels once the new streets are constructed.

Proposed maximum heights range from 250 feet to 395 feet as outlined below. The development would include a childcare centre as well as replacement of 109 SRO units that were in the Old Continental Residence (at 1390 Granville St until 2015). The zoning would change from DD (Downtown District) to CD-1 (Comprehensive Development) District. The proposal includes four sub-areas:

Sub-area A (between Continental St and the Howe On-Ramp)

  • 40-storey strata residential tower (395 feet)
  • Total floor area of 263,328 sq. ft.

Sub-area B (between Continental St and Granville St)

  • Residential building at 27 storeys adjacent Pacific St and 12 storeys adjacent Neon St with a 70-foot podium and street-level commercial-retail
  • Building height of 250 feet as measured from the Granville Bridge deck or 275 feet as measured from Pacific St
  • Total floor area of 219,131 sq. ft. comprising 126,524 sq. ft. of secured market rental housing with the balance of floor space as strata residential and commercial-retail

Sub-area C (between Rolston St and Granville St)

  • Residential building at 27 storeys adjacent Pacific St and 12 storeys adjacent Neon St with a 70-foot podium containing street-level commercial-retail and a 37-space childcare facility
  • Building height of 250 feet as measured from the Granville Bridge deck or 275 feet as measured from Pacific St
  • Total floor area of 174,892 sq. ft. comprising 161,649 sq. ft. of social housing (50,000 sq. ft. of which is replacement of SRO housing that was in the Old Continental Residence), 13,243 sq. ft. of commercial-retail and a 5,000 sq. ft. City childcare facility

Sub-area D (between Rolston St and the Seymour Off-Ramp)

  • 40-storey strata residential tower (395 feet)
  • Total floor area of 262,822 sq. ft.

The application is being considered under the Granville Loops Policy Plan.

The table below compares the proposal, submitted in January 2021, with the floor area, building heights and public benefits indicated in the Granville Loops Policy Plan which was approved in 2010.


Table 1: Granville Loops Policy Plan VS. Proposed Rezoning

Granville Loops Policy Plan (2010)

Proposed Rezoning (2021)

Total Floor Area

  • 682,000 sq. ft.
  • 920,173 sq. ft.

Social Housing

  • 50,000 sq. ft.
  • 161,649 sq. ft.

Market Rental Residential

  • None required
  • 126,524 sq. ft.

Market Strata Residential

  • 606,329 sq. ft.
  • 606,329 sq. ft.

Commercial

  • Required on Granville & Pacific frontages, but floor area not specified
  • 25,671 sq. ft. on Granville & Pacific frontages

Childcare

  • Not required
  • 37-space childcare

Off-site Engineering Improvements



  • Removal of the Granville Loops ramps and construction of replacement roads (Neon, Rolston and Continental)


  • Removal and construction of new roads
  • Replacement of bridge deck as road (Neon to Pacific St)

Floor Space / Height

Sub-area A

Sub-area B

Sub-area C

Sub-area D

  • 181,000 sq. ft. / 300 ft.

  • 160,000 sq. ft. / 180 ft.

  • 160,000 sq. ft. / 180 ft.

  • 181,000 sq. ft. / 300 ft.
  • 263,328 sq. ft. / 395 ft.

  • 219,131 sq. ft. / 250-275 ft.

  • 174,892 sq. ft. / 250-275 ft.

  • 262,822 sq. ft. / 395 ft.

Rationale for More Building Height and Density

The height limits in the 2010 Granville Loops Policy Plan correspond to the 300-foot height limit in Downtown South at the time. Subsequently, a rezoning policy was adopted for the surrounding area to increase heights to the underside of the view cones and allow for the increased density that would come with that, such that greater public benefits (CACs) could be achieved. Within the immediate local context, five sites nearby to the Loops have developed with higher towers ranging from 378 to 415 feet. Also, the Higher Buildings Policy was amended to allow two extra high “gateway” towers on either side of the Granville Bridge, immediately to the south of the site (Vancouver House and 601 Beach Crescent). With all of these approvals for higher towers, the context for the Loops has changed since the Plan was adopted in 2010.

Added building height and density on the Loops site creates the opportunity to accommodate the expanded scope of engineering works and achieve greater public benefits than were anticipated in the 2010 Plan. The proposed increase in height from the Plan for sub-areas A and D is from 300 to 395 feet (to the underside of the view cone) and the proposed increase in height for sub-areas B and C is from 180 to 250 feet (above the bridge deck). Overall, approximately 243,000 sq. ft. of additional floor area is proposed, 100% of which is to consist of additional social housing, rental housing and a childcare.

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 May 31 to June 20, 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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    Does the city currently own this land? Instead of development of strata residential could this land be hypothetically used for other community infrastructure such as: parks or Elementary/High Schools?

    equest asked 3 months ago

    The City currently owns this land. Once all four sites (A, B , C and D) have been rezoned, the Real Estate team will confirm direction with Council regarding whether to lease, sell or retain each site.  

    This site has not been identified for school use.  The City has dedicated lands in both Coal Harbour and Olympic Village for future schools, with the Coal Harbour School site currently in the rezoning phase of development. 

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    Will the sidewalk connecting Howe St to Pacific be preserved? That is, the sidewalk just to the west of The Maddox and between the Maddox and the on ramp of the bridge? Thank you.

    janet dowis asked 3 months ago

    The City Engineering Department has not yet finalized sidewalk design for this area, as the final design will be dependent on the form proposed in future development permit applications for this site.

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    the "SEND YOUR COMMENTS" part of the web site is not working...it says Internal Server Error...so no comments can be submitted.

    WstEnder asked 3 months ago

    The site has been checked and is functioning normally.

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    What parcels will the City end up owning and what will be sold?

    SPYaletown asked 3 months ago

    Once all four sites (A, B , C and D) have been rezoned, the Real Estate team will confirm direction with Council regarding whether to lease, sell or retain each site.

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    What is the impact on unchanged road infrastructure bottlenecks.

    RJS asked 3 months ago

    The City of Vancouver Engineering Team have recently completed public and stakeholder engagement for the Granville Bridge Connector project which will improve multi-modal transportation across the Granville Bridge and improve connection on either end of the bridge.  The open house boards  can be viewed at the link below and illustrate future planned street connections, walking and cycling infrastructure, road improvements and new street signals.

    https://vancouver.ca/files/cov/granville-bridge-connector-open-house-boards-january-2020.pdf

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    When Vancouver House was planned, there was to be a signalled intersection where Rolston meets Pacific from the South. Will that still be the case now that Rolston will be extended to intersect Pacific from the North?

    Gerry Ghikas asked 3 months ago

    The proposed road network including new signal interchange can be viewed on the Granville Bridge Connector open house boards which can be found here on slide 19:

    https://vancouver.ca/files/cov/granville-bridge-connector-open-house-boards-january-2020.pdf

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    When will construction begin on the road demo and buildings? How will construction affect local road traffic to existing buildings like the Maddox on Continental?

    Vancity90 asked 4 months ago

    Our engineering team note that decommissioning of the Granville Loops and construction of the new roadway is anticipated to being in the spring of 2022.  The length of construction is not yet certain.

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    When would this monstrosity of a nightmare in terms of construction begin (and end). Removing the Granville loop is bad enough - This level of construction would SEVERELY impede residents that face south at 600 drake as well as those residents in the Rolston building. I truly hope it does not get approved- we need more green space/community-orientated recreation facilitities/ areas for fresh markets etc, not more bohemith sized skyscrapers in the area! Residents are working from home more often now than ever before. I counsel highly marginalized individuals online from home- this construction would not allow me to continue to work from home and force me out of my residence (the only affordable micro-suites in downtown)

    DNiko asked 4 months ago

    Construction of the proposed towers would not commence until after both the rezoning and building permit processes have completed (typically 1-2 years).  Once the building permit is secured, timing is dependent on the applicant’s development schedule.