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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)
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.
Online Public Hearing: Tuesday, July 12, 2022 at 6:00 pm
These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.
Requests to speak open at 8:30 am on Thursday, June 30, 2022 until 5:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.
Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Thursday, June 30, 2022, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.
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)
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.
Online Public Hearing: Tuesday, July 12, 2022 at 6:00 pm
These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.
Requests to speak open at 8:30 am on Thursday, June 30, 2022 until 5:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.
Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Thursday, June 30, 2022, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.
