About
In April of 2023, the Vancouver Sun reported on the redevelopment proposal of the Army & Navy site, one that spans two blocks between Hastings and Cordova. It was especially noteworthy because BOSA and the Cohen family who are the developers, intended to do so with a proposal not supported by City Staff because heritage policies do not allow for the height of the tower being proposed for the 36 West Cordova building.
The Cordova redevelopment, located at 8-36 West Cordova Street, integrates three heritage buildings—the Dun-Miller, Callister, and Hayes McIntosh blocks—by retaining and restoring their facades. The proposal includes constructing an interconnected office complex behind these facades with stepped towers of 9, 10, and 11 stories, reaching 159 feet in height. The development exceeds the area’s 75-foot height limit but aims to preserve the character of Gastown through setbacks and the restoration of heritage elements. The retained structures will host commercial spaces catering to tech and creative industries.
On Hastings Street (15-27 West Hastings), the proposal introduces a 17-story residential tower, named Samuel Tower, which will provide 155 rental units. Approximately 70% of these units will be market-rate, while 20% are below-market rentals, and 10% are deeply subsidized units. BC Indigenous Housing Society is expected to manage both, below market rate and deeply subsidized units. According to the developer, the building’s design reflects contemporary needs and the neighborhood’s evolving character without being subject to the same strict heritage requirements as the Cordova side. The height of the proposed Samuel Tower reaches 179 feet which is exceeding the maximum limit of Downtown Eastside Plan’s Victory Square sub-area – 105 feet.
The redevelopment of the Army and Navy site in Vancouver intrude on view cones J1.1 and J1.2, which limit building heights to around 170 feet in areas like Creekside Park near Science World. However, the changes to the Public Views Guidelines approved by Council on July 10, 2024 might allow additional height.
Neighborhood issues and consideration
The Downtown Eastside (DTES) has long struggled with issues of poverty, addiction, and homelessness, and redevelopment efforts are often met with concern over gentrification. The proposal’s mixed-use design aims to diversify housing options and stimulate economic activity without displacing long-standing low-income residents. The project is one of the largest market-rate housing additions in the area since the 2010 Woodward’s development, which was controversial for its gentrifying effects. BOSA and the Cohen family have said they want to honor the site’s legacy while addressing modern community needs. The project’s name, Cohen Block, pays homage to the Cohen family’s history, dating back to the original Army & Navy store in 1919. The redevelopment emphasizes reconciliation and cultural redress by partnering with the BC Indigenous Housing Society, which is expected to manage 62 social housing units, and by creating employment opportunities for local residents. The project also intends to enhance the urban landscape with restored heritage facades and improved public spaces, including an activated laneway for small businesses.
Vancouver Heritage Commission Response
In its response to the rezoning application the Vancouver Heritage Commission (VHC) raised significant concerns regarding the impact of the proposed development on the historic value of the Gastown Historic District. The application proposes to construct an 11-storey commercial building on West Cordova Street, with a facade-only retention strategy for three designated heritage buildings. This approach would involve substantial demolition of the structures behind their facades, replacing original building materials and eliminating character-defining elements. The VHC noted that this strategy could undermine the historical integrity of the area, as the proposed height and scale would exceed the district’s established height restrictions and disrupt its historic character, also pointing out the height and density that far exceed allowable limits.
Why on Top10
Despite not receiving support from City Planning, the developer feels that their project “meets the mandate of the existing council. When you think about ABC, they talked about Chinatown and the Downtown Eastside revitalization, they want to bring commerce back to the city, they want investment, clearly they believe affordable housing is a big component of that.”
The 800 Granville proposal is similar in that the developer chose to ignore the feedback and position of city planning. Specific to 800 Granville, the developer strongly felt that heritage and planning policy did not make sense for what was needed in the area that their proposal aimed to address. In this case, the previous council saw logical reasoning behind that argument.
Additionally the Cohen Block developers emphasize that this project seeks to integrate into the existing community while offering inclusive housing solutions and supporting local businesses, but is it actually possible?. What will this mean for the low income community in the DTES? “By redeveloping the site, we hope to be a catalyst for positive change in the Downtown Eastside and Gastown — bringing renewal to the area, embracing sustainable best practices, and investing in the preservation of heritage buildings that are in much need of repair,” reads the newly released rezoning application file.
Additional Information
We acknowledge the financial assistance of the Province of British Columbia
