975 W 57th Ave (former Salvation Army Homestead) pre-application proposal

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We would like your feedback on a proposed development at 975 W 57th Ave (former Salvation Army Homestead).

The City of Vancouver is hosting a pre-application virtual open house to get early feedback on this “Unique Site” in the Cambie Corridor. This is the first proposal being considered under the Unique Site process. Unique Sites are subject to an enhanced rezoning process to provide further information and review of proposals at an early stage due to the large scale and complexity of the site.

The Cambie Corridor Plan contains policy for this site to be rezoned to provide new housing options and amenities. New development should include mid-rise buildings and improved public realm connections. Modest increases in height and density are permitted for the delivery of secured market rental housing.

The applicant is proposing to rezone the site to permit the development of a 20-storey building with 163 strata residential units and a six-storey building with 52 secured market rental units. A 37-space City-owned childcare facility is proposed on the ground floor. The total proposed FSR is 3.18.



Virtual open house: September 13 to October 3, 2021


Getting started:


Provide your feedback:

By meeting here, we are respecting the provincial health recommendations regarding the COVID-19 pandemic. The virtual open house will run from September 13, 2021 to October 3, 2021.

Feedback at the pre-application stage will be used to inform a future rezoning application on this site. Additional opportunities for feedback will be available during the formal rezoning application stage.


We would like your feedback on a proposed development at 975 W 57th Ave (former Salvation Army Homestead).

The City of Vancouver is hosting a pre-application virtual open house to get early feedback on this “Unique Site” in the Cambie Corridor. This is the first proposal being considered under the Unique Site process. Unique Sites are subject to an enhanced rezoning process to provide further information and review of proposals at an early stage due to the large scale and complexity of the site.

The Cambie Corridor Plan contains policy for this site to be rezoned to provide new housing options and amenities. New development should include mid-rise buildings and improved public realm connections. Modest increases in height and density are permitted for the delivery of secured market rental housing.

The applicant is proposing to rezone the site to permit the development of a 20-storey building with 163 strata residential units and a six-storey building with 52 secured market rental units. A 37-space City-owned childcare facility is proposed on the ground floor. The total proposed FSR is 3.18.



Virtual open house: September 13 to October 3, 2021


Getting started:


Provide your feedback:

By meeting here, we are respecting the provincial health recommendations regarding the COVID-19 pandemic. The virtual open house will run from September 13, 2021 to October 3, 2021.

Feedback at the pre-application stage will be used to inform a future rezoning application on this site. Additional opportunities for feedback will be available during the formal rezoning application stage.

Q&A

Q&A is available from September 13 to October 3, 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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    Given that this was a former salvation army site, could some amount of social housing be required in this application? Ideally at least 10% of floor space would be social housing to replace the units being lost.

    denis asked 8 days ago

    Thank you for your question. The Cambie Corridor Plan policy for this site requires that modest increases in height and density above the lower mid-rise apartments outlined in the Plan can be considered specifically for the delivery of secured market rental housing. This is considered to be the housing contribution in this project and social housing is not a requirement under the policy. There are no units being replaced as the facility has been vacant for several years.

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    The shadow studies indicate significant impact on the surrounding low rise developments. Are shadow studies available for an alternative plan with a shorter tower?

    Olga Bochkaryova asked 12 days ago

    At this time, additional shadow studies for a smaller tower are not included as this is the proposal put forward by the applicant. The Cambie Corridor Plan requires impacts from shadowing to be mitigated shadow impacts on parks, schools, play spaces, public spaces, on-site open spaces between 10 a.m. and 2 p.m. at the equinoxes and other key periods of use. See Policy 6.1 (12) on page 157 for more information: https://vancouver.ca/images/web/cambie-corridor/cambie-corridor-plan.pdf

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    With the current heavy traffic at Oak street, how is the government going to manage the traffic with a 20-storey building right next to Oak St? The additional traffic for cars will cause a even bigger problem to Oak street when the traffic problem is not being considered at all.

    Canye Chen asked 11 days ago

    The applicant will be required to submit a Transportation Assessment and Management Study and a Transportation Demand Management Plan for review by the City’s Engineering department as part of any subsequent rezoning application. Parking is expected to meet the Parking By-law. New walking, cycling, and vehicle connections through the site were also identified in the Cambie Corridor Plan. Access to the site from Oak Street to a new east-west road on the northern edge of the site is to be provided.

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    How does this project contribute to improving the walk score of the neighbourhood (currently very low for Vancouver standards)?

    Olga Bochkaryova asked 12 days ago

    The Unique Sites policy in the Cambie Corridor Plan requires the integration of walking, cycling, and vehicle connections through the site, where appropriate, linking to community networks and destinations. Policy 6.8.7 requires that this site integrates high-quality, publicly accessible connections through the site that link to open spaces and break up the block to allow for better pedestrian movement through the site.

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    The existing preschool at Temple Shalom, which has multiple daily drop off and pick up times, puts significant pressure on the available parking spaces on West 54th and results in frequent parking violations on Oak Street and even strata driveways. What type of study was conducted on the impact of the proposed daycare and its related peak hours traffic on the neighbourhood and the available parking?

    Olga Bochkaryova asked 12 days ago

    The applicant will be required to submit a Transportation Assessment and Management Study and a Transportation Demand Management Plan for review by the City’s Engineering department as part of any subsequent rezoning application. Parking is expected to meet the Parking By-law and on-site pick-up and drop-off space for the on-site daycare is to be provided. New walking, cycling, and vehicle connections through the site were also identified in the Cambie Corridor Plan. Access to the site from Oak Street to a new east-west road on the northern edge of the site is to be provided.

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    It is not clear how a daycare could be of a similar social value as a recovery centre. Could you please list more realistic alternatives that are being considered? Is the developer under an obligation to provide such as alternative?

    Olga Bochkaryova asked 12 days ago

    The Cambie Corridor Plan recognizes the former institutional use of this site by the requirement for the integration of on-site community serving uses. The policy specifically requires the integration of a new childcare on this site. See policies 6.8.11 and 6.8.12 on page 174 for more information: https://vancouver.ca/images/web/cambie-corridor/cambie-corridor-plan.pdf

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    How will the city continue to warrant their policy of "Unanimous Approval" for any zoning changes for these unique site. These has always been the City's policy since the mid 90's?

    Eric Hong Tai asked 13 days ago

    The Cambie Corridor Plan was approved by Council in 2018 following a three-phase planning program that engaged extensively with the community. The Plan provides high-level guidance for Unique Sites. These sites are expected to undertake a more comprehensive development review and consultation process given their larger scale and complexity. This pre-application open house is intended to allow for early feedback to be incorporated into the future design prior to review by Council.

Page last updated: 14 September 2021, 10:33