Summary#
Vancouver City Council unanimously approved in principle an amendment to the Vancouver Official Development Plan (ODP) and a site-specific CD-1 zoning change for 809 West 41st Avenue. The stated goal is to allow a 32-storey mixed-use building with rental homes and commercial space; the decision does not guarantee the building will be built.
- The ODP designation would change from Mixed-Use Low-Rise to Mixed-Use High-Rise 2.
- The CD-1 change would allow a maximum floor space ratio (FSR, the amount of floor space compared with the site area) of 14.32 and a maximum height of 102.2 metres (335 feet).
- The proposed building has 305 rental homes. Below-market rental homes must account for 20% of the residential floor area—not necessarily 20% of the homes.
- The plan includes ground-floor commercial space, seventh-floor office and commercial space, and commercial space that allows for a private childcare facility. The decision does not require a childcare facility to operate.
- Council also approved related sign rules and directed a Noise Control By-law amendment, both conditional on approval of the CD-1 by-law. A housing agreement by-law must be prepared before the CD-1 by-law can be enacted.
What it means for you#
- People looking for rental housing: If the by-laws are enacted and the project proceeds, it could add 305 rental homes, including below-market rental space. The decision does not say how many homes that will be or define the below-market terms in the material provided.
- People living or working nearby: The decision approves the proposal in principle, but does not itself authorize construction. The ODP amendment and CD-1 by-law must still be enacted, after the stated conditions are met. Council’s decision says it does not require the City to enact them.
- The property owner, 809 Projects Holdings Ltd.: The owner bears the risk of costs incurred to meet rezoning conditions. The motion says the approvals create no legal rights for the applicant and do not limit City officials’ discretion.
- Council members Zhou and Dominato moved and seconded the motion. One piece of correspondence supported the application and two opposed it; the material does not give their reasons.
Money#
No public cost estimate is included in the available material.
- The owner bears the risk of costs incurred to meet rezoning conditions. The material does not state those costs.
- No City spending, fees, or financial returns are specified.
What is unclear#
- The conditions in Appendix C and the details of the housing agreement are not included in the material.
- The material does not define “below-market” or say how many homes the 20% share of residential floor area would provide.
- It does not say whether a private childcare facility will actually open.
- The reasons for the two letters opposing the application are not provided.
- The timing of any by-law enactment or construction is not stated.
Case for#
- A possible argument for the plan is that it would allow 305 rental homes, with 20% of residential floor area secured for below-market rentals through a housing agreement.
- The proposal also allows commercial uses, including space that could accommodate a private childcare facility.
Case against#
- A possible trade-off is the change from a low-rise to a high-rise designation and permission for a 32-storey, 102.2-metre building with an FSR of 14.32. The material does not explain the likely effects of that scale.
- Two pieces of correspondence opposed the application, but their concerns are not described, so their case cannot be assessed from the available material.