8725 French St rezoning application

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We would like your feedback on a rezoning application at 8725 French St. The proposal is to allow for the redevelopment of MacLeod Manor with a 6-storey residential building. The zoning would change from RM-3A (Residential) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 100 social housing units
  • A floor space ratio (FSR) of 2.60
  • A gross floor area of 5,974.8 sq. m (64,313.1 sq. ft.)
  • A building height of 19.8 m (65 ft.)
  • 26 vehicle parking spaces and 214 bicycle parking spaces

The application is being considered under the Marpole Community 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 8725 French St. The proposal is to allow for the redevelopment of MacLeod Manor with a 6-storey residential building. The zoning would change from RM-3A (Residential) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 100 social housing units
  • A floor space ratio (FSR) of 2.60
  • A gross floor area of 5,974.8 sq. m (64,313.1 sq. ft.)
  • A building height of 19.8 m (65 ft.)
  • 26 vehicle parking spaces and 214 bicycle parking spaces

The application is being considered under the Marpole Community 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 January 11 to January 31, 2021.

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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    I would like to apply for a permanent residence at this new building. Please let me know the approx size in square footage of the 2 and 3 bedroom units. Also , I presume this entire building is all rental units? How much will the approx rental $ be?

    Vino asked 4 months ago

    The approximate unit sizes for 2 and 3-bedroom units are between 700 to over 950 sq.ft. The application is still going through the rezoning process and requires Council decision at Public Hearing. The proposal is for social housing with 46% of the homes offered at rent-geared-to-income rates, with an income maximum set at Housing Income Limits (HILS) levels. The remaining of the units’ exact rent rates are subject to financing grants and construction costs. 

    Please contact Brightside Homes directly to enquiry about vacancy in their properties. https://brightsidehomes.ca/housing-applications/

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    The proposed plan is is a lot larger than the proposed new development, how is that going to affect the Marpole Park usage? Will there be development and updates for the marpole park to accommodate both families with children, seniours, and people with disabilities? For example, tables, benches ???

    rnslevis asked 4 months ago

    Ongoing renewal and improvement of parks are identified during the public engagement for the Marpole Community Plan. The two parks that are near the proposed site, William Mackie Park and Marpole Park are identified for improvements in Figure 10.1 of the Plan (page 98). The Vancouver Park Board can be contacted for further information specifically for the William Mackie Park Renewal here.

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    Is this building going to be more of a Seniour's housing??

    rnslevis asked 4 months ago

    The proposed redevelopment of the site with 100 units would house seniors, families, and people with disabilities.

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    How will residential street parking be affected? Will permitted parking and time sensitive parking signs be installed?

    Sheila H asked 4 months ago

    The proposed development at 8725 French St is currently meeting the Parking Bylaw with their current design. In addition, the site is in close proximity to frequent transit and the applicant is also proposing Traffic Demand Management measures which will reduce the demand for parking and new vehicle trips

    On-street parking along French St is currently unregulated.  Residents may request new or changes to existing RPP zones online or by calling 3-1-1.  If a majority (50% +1) of residents on a block support installing permit parking, the City will install a zone. There are also no costs to the survey and installation of the RPP Zone for residents. Once the RPP zone is implemented, there will be an annual RPP cost to residents who choose to park within the RPP zone.

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    What protections are in place for existing market-rate tenants that have lived in the building prior to Brightside's purchase of the property? I have lived here since the previous landlord, and do not fall under the "social housing" umbrella. I like the area and am content with my current rent, and I fear being "reno-victed" and a subsidized tenant taking my place. Brightside has already (wrongly) asked me to provide my income in the past. Although they have casually offered the right of first refusal to move back in, I fear they won't follow through with the offer on completion of the new building.

    AM asked 4 months ago

    Eligible residents  in projects undergoing redevelopment are covered by the City’s Tenant Relocation and Protection Policy.  The applicable Tenant Relocation Plan requirements are determined by the type of development being built back.  As 8725 French is being developed as social housing, the non-market housing framework for Tenant Relocation applies.

    Section 4 of the Tenant Relocation & Protection Policy - Process and Requirements document outlines the required components for a Social Housing Tenant Relocation Plan as follows: 

    • Identify a permanent replacement option for each tenant that minimizes moves, prioritizes existing neighborhood and aims to keep communities together. 

    Note:  All current residents of 8725 French St. will be offered the Right of First Refusal. Once the building is complete, residents wishing to exercise their Right of First Refusal will be offered a unit, assuming they meet Brightside’s application and income testing requirements. For those residents who do not wish to submit the income-testing documentation that is required for all Brightside homes, Brightside factors in this preference while working with residents to source appropriate alternative housing. All current residents are being offered financial compensation and support in finding alternative housing as part of the relocation process

    • Permanent option must maintain affordability
      1. For RGI tenants, rents must be same as current subsidy requirement 
      2. For all other tenants, rents must be no more than the higher of either 30% of income or the tenant’s current rent 
    • Compensation levels as per RTA (1 month free rent) + all moving expenses • Additional support for special circumstances as needed (e.g. support with packing and moving)
    • Please refer to Section 4 in the policy for greater details: https://vancouver.ca/files/cov/tenant-relocation-and-protection-policy-amended-june-11-2019.pdf.   

     

    In regards to the right of first refusal, it will be offered to all residents when the building is complete. As the completed project is social housing, interested residents would need to go through Brightside’s application process which takes into account demographic and income testing requirements. For those residents who do not wish to submit the income-testing documentation that is required for all Brightside homes, Brightside will factor in this preference while working with residents, to source appropriate alternative housing.  Brightside’s relocation team is committed to work with existing tenants to develop a personalized plan for finding permanent alternative housing. It is recommended that residents meet with them to share their needs and preferences.   

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    This application does not appear to be in compliance with the Marpole Community Plan section 18? Why is it even being considered? Will the City be revising the plan in which case?

    James McDonald asked 4 months ago

    This rezoning proposal is being considered because the Council-approved Marpole Community Plan aims to preserve, renew and grow the supply of affordable housing. This social housing project increases housing for vulnerable residents, as well as replaces the current building which is at the end of its life time. The City is not considering revising the Community Plan since it is Council-approved and is aligned with community directions on housing policies for this area. Please see Section 8 of the Plan for further information.

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    Hello- I notice that there is a building at the corner of Granville and West 71st Avenue that has a very loud HVAC unit on the roof. How is this new development going to address the loud noise coming from a neighbouring building to keep its new tenants happy?

    Jim asked 4 months ago

    City staff oversees the rezoning process of this project alone, and isn’t responsible for addressing the loud HVAC unit on a different building. If this concern continues, it could be addressed by the development’s building management if the project is approved at Public Hearing.

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    I am very concerned about on street parking during construction as well as after completion. I live at 8656 french and already all the merchants on Granville use it as well as EVO to park cars from the airport.

    Balderus asked 4 months ago

    The parking requirements of this project is carried out by the City’s Engineering department based on the local transportation demands. Typically, developments for social housing and non-market rental developments generate lower parking demand than typical market rental or market strata. 

    For this proposed social housing development, there are lower base vehicle parking requirements that allow the flexibility for developments to provide parking based on anticipated market demand. This is appropriate as it reduces expenses, and subsequent housing costs, related to requiring excessive amounts of parking and the cost required to construct the additional parking. Staff are continuing to review the parking and transportation aspects of the application. This development will meet the By-Law requirements for required parking.