650 W 41st Ave (Oakridge Centre) rezoning application

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We would like your feedback on a rezoning application at 650 W 41st Ave (Oakridge Centre). The proposal is to increase building heights above those approved in the Oakridge Design Guidelines (2018), ranging from increases of 1 m to 30 m to allow up to 9 additional storeys. The proposed changes include changing building form such as tower floor plate size; converting strata apartment floor area to rental floor area; and adding new office space. The zoning changes would amend the existing CD-1 (1) (Comprehensive Development) District. This proposal includes:

  • 775 new housing units, including 319 additional market rental units and 94 moderate income rental units
  • 377,260 sq. ft. of new office space
  • Increase in floor space ratio (FSR) from 3.71 to 4.10
  • Residential floor area of 281,593 sq. m (3,031,042 sq. ft.)
  • Non-residential floor area of 187,345 sq. m (2,016,565 sq. ft.)
  • Increase maximum heights for Buildings 2, 5, 6, 7, 9, 10, 11, 12, 13, 14 and the northeast office building
  • Increase exclusions from floor area for balconies and amenity areas
  • Increase permitted height for mechanical appurtenances

The application is being considered under the policy framework of the Issues Report on Intensification of Large Sites to include Moderate Income Rental Housing and the Cambie Corridor 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 650 W 41st Ave (Oakridge Centre). The proposal is to increase building heights above those approved in the Oakridge Design Guidelines (2018), ranging from increases of 1 m to 30 m to allow up to 9 additional storeys. The proposed changes include changing building form such as tower floor plate size; converting strata apartment floor area to rental floor area; and adding new office space. The zoning changes would amend the existing CD-1 (1) (Comprehensive Development) District. This proposal includes:

  • 775 new housing units, including 319 additional market rental units and 94 moderate income rental units
  • 377,260 sq. ft. of new office space
  • Increase in floor space ratio (FSR) from 3.71 to 4.10
  • Residential floor area of 281,593 sq. m (3,031,042 sq. ft.)
  • Non-residential floor area of 187,345 sq. m (2,016,565 sq. ft.)
  • Increase maximum heights for Buildings 2, 5, 6, 7, 9, 10, 11, 12, 13, 14 and the northeast office building
  • Increase exclusions from floor area for balconies and amenity areas
  • Increase permitted height for mechanical appurtenances

The application is being considered under the policy framework of the Issues Report on Intensification of Large Sites to include Moderate Income Rental Housing and the Cambie Corridor 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 November 2, 2020 to November 22, 2020.

Q&A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus).

We post all questions as-is and reply here within two business days. To find out when we reply to your questions, sign in or register.

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    Why does the grocery floor area keep decreasing (see Bylaw 12271 and bylaw 8329) even though the density increases? Why hasn't the grocery floor area also been increased with the application for increased density?

    Joel91 asked 3 months ago

    The applicant has not proposed an increase in the grocery floor area with this rezoning application, and is not required to do so by any City policy. The reduction in the minimum 4,639 sq. m for “food floor” use (By-law 8329) to 3,716 sq. m for “grocery or drug store use” (By-law 12271) was approved by Council in 2014. There have been no reductions since that date.

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    Why is the development allowed to block or impede the views from Queen Elizabeth Park? Many of the towers will have an elevation more than twice that of the Park at their highest point and so will appear to block view to the southwest from the park blocking views of Richmond, the Strait of Georgia, the Gulf Islands, etc.

    Howard89 asked 3 months ago

    Thank you for expressing your concerns. Oakridge Centre is not affected by protected view cones. However, the height impacts of development are always considered as part of the rezoning review process. The proposed heights will be reviewed in the context of existing view protection and land use policy, and this analysis will be included in a referral report for Council consideration.

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    In regards to proposed densification. Market rental was on the table during the first go round at counsel hearings. What has changed since to allow signficant increase in tower heights without proper public consultation that in addition is occuring during Covid that most developers are taking full advantage of to push through their agenda? Why does the developer need more units? Is the project costing more due to logistics? When I file a building permit for my residential home and do not budget properly I cannot return to the City and ask for something different or something more other than I cannot offer more "social housing" ? Is this going to a full hearing? Have you seen the square footage price the developer is currently asking for? It is outrageous. The pricing has nothing to do with affordability. When will City of Vancouver hold this developer in particular to a high standard of integrity and performance? I would like to know if this is a done deal or the public will have input as these are signficant changes and I for one want to know why they are necessary. These proposed towers continue to be a blight on the Vancouver skyline or what is left of it. Remember protected view corriders for example? No longer a value of the City?

    Testycal asked 3 months ago

    The 2014 rezoning provided 290 market rental units as part of the public benefits. The current rezoning application proposes to add an additional 319 market rental units and 94 moderate income rental units. There is enabling policy for the current rezoning proposal in the ‘Issues Report on Intensification of Large Sites to include Moderate Income Rental Housing’, which provides a framework for encouraging the development of affordable rental units targeted at households with incomes of $30,000 to $80,000/year. Oakridge Centre site is not affected by protected view cones but your concern about the skyline is noted. Staff review all public comments and summarize the feedback into a referral report for City Council. The public has an opportunity to provide feedback through the virtual open housing and by directly contacting the rezoning planner. If Council refers the application to Public Hearing, people may also direct their comments to Council at that time.

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    Hi, I would like to know if the traffic pattern that was in effect on west 45th Avenue since 1980 will be reinstated once the new mall is completed. The entry/exit on 45th Ave by Ash is the only entry/exit to the mall not on a major street and when the mall was first redeveloped in 1980 a traffic calming pattern was put in effect that only allowed cars to exit the Oakridge mall eastbound to Cambie and only allowed cars to enter the mall that were coming westbound from Cambie. It worked well for 40 years and it meant only a small section of road on West 45th between Ash and Cambie was effected by mall traffic, and the residential neighborhoods west of the mall remained quiet as cars were unable cut through the neighborhood streets to enter and exit the mall. Now, with this new massive Oakridge Mall redevelopment, and the tens of millions of visitors per year the developer predicts, along with outdoor concerts, beer halls, and other day and night activities, traffic calming for the residential neighborhoods west of the mall is more important than ever. Please advise what the plan is for 45th Avenue, and whether the long established traffic pattern will be reinstated, that will help maintain quiet for the neighborhoods west of the mall . Thank you

    david101 asked 3 months ago

    Through Oakridge, the City is designing a brand new intersection and signal at 45th Ave and Ash St.  It’s very challenging to design something that accommodates all the necessary movements (existing and new) while also trying to maintain the traffic calming measures, as noted in your question.  We are designing the intersection to physically restrict southbound right-turns, i.e. vehicle traffic exiting the mall cannot go west into the neighbourhood.  All other movements, however, will be permitted.  This means that any mall traffic will now be able to travel southbound on Ash St towards 49th Ave, although this may not be a concern since Ash has many speed humps and marked crosswalks.  Also, mall-goers may be able to access Choy Yuen Cr. via eastbound 45th Ave, which was not possible before; however, this should not be a concern since it would be a very circuitous route.  

    We are also considering additional traffic calming measures near Tisdall St.  There have been concerns in the past about access and safety related to school-generated traffic.  These changes will require a review of the full SW quadrant of Oakridge Municipal Town Centre – a challenging area from a transportation perspective due to the limited number of arterial access points, many of which are also Local Street Bikeways.  

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    Hello, looking for confirmation that the South Tower is not being considered for demo as part of the development. Also wondering about parking considerations for South Tower residents during construction and following completion. Lastly, the time frame to completion? Thank you

    Scott Merkley asked 4 months ago

    The south tower will not be demolished as part of the development. The parkade will also be retained. The applicant will have information about parking considerations for the South Tower residents during construction, as well as the phased time frame for completion. Please contact the applicant through the contact information provide in the right sidebar.

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    Why do you allow construction companies to just take over city streets for their activities which causes so much traffic jams, pollution from idling cars. pedestrians having to negotiate all sorts of obstructions? Worse, like has been happening for too many years on Cambie Street., SEVERAL lanes of roadways are taken up by these totally uncaring/selfish construction companies to just PARK THEIR WORKER'S CARS while I guess, justifying such encroachment on PUBLIC ROADS by parking one machinery or a dumpsters somewhere in the middle of these parked workers' cars . Other cities do NOT allow such behaviour to encroach on us citizens' rights! They are regulated to NOT allow this, and only allow such for situations where it is absolutely necessary and only for limited periods - many times at nights or other non-busy streets. Look-it, I totally understand that Vancouver must encourage construction but these construction companies are TAKING TOO MUCH ADVANTAGE OF ALL OF US! PLEASE REGULATE THEM PROPERLY!!!

    Joseph Tan asked 4 months ago

    In general, as part of the City’s standard permitting issuance process for the use of City streets, including at the Oakridge redevelopment, staff reviews and provides feedback on the traffic management plans submitted by the Contractor. Typically, Contractors submit various revisions to the traffic management plan to ensure City’s concerns and requirements are addressed to minimize traffic impacts. In addition, the acceptance of each traffic management plan is accompanied by some conditions.  Following the acceptance of a traffic management plan, a Street Use Permit or a Temporary Special Zone permit is granted to the Contractor. Thank you for your feedback as we continue to work diligently to plan and minimize impacts to the public during construction.