Revamped 800 Granville proposal drops offices for rental housing
Once envisioned as a new major office hub, the proposed design of the 800 Granville redevelopment has undergone a dramatic transformation, with a newly revised proposal focusing on rental housing and hotel uses instead, signalling a shift in priorities amid changing economic and urban planning dynamics in downtown Vancouver.
In April 2024, local developer Bonnis Properties first signalled that its proposal to redevelop 800-876 Granville St. — which spans nearly all of the city block at the southeast corner of the intersection of Robson and Granville streets, forming the northern end of the Granville Entertainment District — would see a major design revision.
As previously reported by Daily Hive Urbanized, the redevelopment proposal was undergoing revisions but was not cancelled.
Given the sustained weakness in the office market, this shift should come as no surprise. The project’s major office components were initially planned before the pandemic, during a time of high demand for large office spaces from tech companies and other major businesses.
Earlier in March 2025, Bonnis Properties and architectural firm Perkins&Will formally submitted a revised proposal to the municipal government to replace its 2022-submitted rezoning application.
New rental housing by going taller, not wider, after view cone changes
The form of the building has completely changed. Instead of the previous proposal’s single long bulky mass reaching up to 260 ft. with 17 storeys, the revised design redistributes the complex’s density vertically by achieving two new high-rise towers over a commercial base podium that spans almost the entire length of the city block.
The revised concept’s north tower (Granville Tower) fronting Robson Street reaches a height of 451 ft. with 43 storeys, while the south tower (Slate Hotel Tower) near Smithe Street reaches a height of 395 ft. with 39 storeys, including the base podium.
Altogether, this redesign introduces 455,000 sq. ft. of residential uses for secured purpose-built rental housing — completely replacing the previous design’s 470,000 sq. ft. of premium Class AAA office space.
Cancelled 2022 design:
Cancelled previous concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Revised March 2025 design:
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Following the revisions, 800 Granville now contains zero dedicated purpose-built office uses. Instead, it provides some flexible commercial space that can either be used for offices or stacked retail.
Without this shift to primarily rental housing and hotel uses, along with significant density, the redevelopment would likely not move forward.
The redesign reflects broader trends in Vancouver’s real estate market, where high office vacancy rates and a pressing need for rental housing have prompted developers to rethink their projects. With the city facing a well-documented housing shortage, the revised plan aims to increase residential density in the downtown core while also incorporating a hotel component to support the area’s tourism and entertainment sectors.
Within both tower levels above the base podium, the revised concept calls for a total of 523 secured purpose-built rental homes, including 307 units in the north tower and 216 units in the south tower. The overall rental housing size mix is 186 studio units, 154 one-bedroom units, 113 two-bedroom units, and 70 three-bedroom units.
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Previously, this site’s possible building height was highly limited by the City’s previous protected mountain view cone policies. But in July 2024, Vancouver City Council approved changes to the view cones, which now enable greater height on the 800 Granville site. The north tower is now capped by the new 455-ft limit of the revised View Cone 3.2 emanating from Queen Elizabeth Park, with a portion limited to 400 ft. due to the revised View Cone 9.1 emanating from Cambie Street near Vancouver City Hall. The south tower is now limited by the 400-ft cap of View Cone 9.1.
“We’re excited with the direction the City is going with removing some of the onerous view cones. There’s going to be greater heights and density, and in the end, it all boils down to statistics and density,” Kerry Bonnis, whose family owns and operates Bonnis Properties, told Daily Hive Urbanized in an interview in December 2024.
“The more people we have down on the street level and above the street level, the greater ridership we get on public transit,” continued Bonnis, highlighting the transit-oriented development site’s very close proximity to Vancouver City Centre Station, Granville Station, and numerous frequent bus routes.
Moreover, the proposed revamped building height and uses align with the City’s draft Granville Entertainment District area plan, which will be reviewed by City Council for approval in Spring 2025. The draft area plan designates the 800 block of Granville Street (between Robson and Seymour streets) as a “transition area,” where catalyst projects will be encouraged, with permitted mixed-use developments that can include residential uses as a mechanism to drive immediate revitalization.
The draft area plan includes new changes to View Cone 12.2 emanating from the Granville Street Bridge. By narrowing the width of this view cone to directly above the roadway, this better supports the economic feasibility of revitalization of redevelopments along the length of the Granville Strip.
Site of the proposed redevelopment at 800 Granville St., Vancouver. (Daily Hive)
Site of the proposed redevelopment at 800 Granville St., Vancouver. (Daily Hive)
Proposed concept for the Granville Strip master plan, February 2025. (City of Vancouver)
As well, the draft area plan prescribes added density to better support the on-site replacement of existing Single Room Occupancy (SROs) uses with affordable housing, along with new hotel, cultural, and active commercial uses to complement and intensify the entertainment district.
“Our belief is that this proposal broadly aligns with the policy objectives of the City, and overwhelmingly conforms to many of the detailed requirements of specific plans and guidelines,” reads the revised project’s design rationale.
“At the same time we also acknowledge that the proposal contradicts some important characteristics of some existing plans, specifically around some anticipated physical characteristics, such as use, height, and density of development.
“However, as part of the amendment application process, there have been a number of highly collaborative working sessions with City of Vancouver Planning Staff over the course of [the] last nine months to ensure there is a level of alignment with the proposed Granville Street Planning policy changes regarding use, height, density, and development of urban design form.”
Cancelled 2022 design:
August 2021 artistic rendering of the revised design for 800 Granville St., Vancouver. (Perkins&Will/Bonnis Properties)
Revised March 2025 design:
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Social housing and hotel uses, plus a bike parkade above Commodore Ballroom
Within the three lower levels of the south tower above the base podium, Bonnis Properties will allocate 15,400 sq. ft. for new social housing, effectively replacing the existing SRO floor area of the old Slate Hotel building on-site. While the property technically contains 73 SRO units, these have been vacant since the early 1980s due to the lack of private bathrooms and inadequate cooking facilities, making them unsuitable for residential use.
Bonnis Properties will retain ownership of the new social housing, which will be designated for individuals working in the arts and culture sector, providing much-needed affordable living spaces in the heart of the city.
On the other end of the complex, three large lower levels of the north tower (levels six to eight) will contain a 47,200 sq. ft. hotel — enough space for 100 hotel guest rooms. Significant indoor and outdoor amenities for residents and hotel guests are found on the ninth level of the north tower, with additional amenities for only residents found within the residential levels and the upper levels of both towers.
Structural two-storey bridge with a secured bike parkade directly above the fully retained Commodore Building, plus a large restaurant patio on the bike parkade rooftop; March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
The base podium provided by the redesign is less imposing than the previous overall concept, but the revision still provides a structural bridge directly over the mid-block heritage Commodore Building. This will be a two-storey bridge containing the unconventional above-ground use of secured bike parking spaces, fulfilling the complex’s secured bike parking requirements, which grew significantly from the incorporation of residential uses instead of offices.
In total, the revised project will provide 1,118 secured bike parking spaces on these two levels directly above the fully retained building that houses the Commodore Ballroom and Commodore Bowling & Billiards. This elevated bike parkade solution appears to be due to the project’s limited underground space, where such uses are typically found.
A 30,000 sq. ft. destination restaurant on the fifth level
In the previous concept, the structural bridge directly above the Commodore Building contained a new 14,700 sq. ft., 320-seat music performance venue, which was to be a gift to the municipal government — an additional venue for the Orpheum Theatre complex — as a community amenity contribution. This black box theatre is no longer offered.
Instead, the revamped design provides a small cabaret-style venue for live music on level five, integrated with the significant food and beverage spaces found on the same level. This restaurant space spans up to over 30,000 sq. ft., including 13,000 sq. ft. of indoor space, with an additional 17,350 sq. ft. of outdoor restaurant patios/terraces on lower rooftops overlooking Granville Street and the laneway. This includes a large restaurant patio and a flexible event-friendly terrace on the rooftop of the bike parkade.
Indoor and outdoor space of the restaurant on the fifth level; March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Indoor and outdoor space of the restaurant on the fifth level; March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
According to Perkins&Will, this prominent fifth-level indoor and outdoor dining destination draws inspiration from renowned venues such as Above Eleven Bar in Bangkok, Char Bar at Hotel Indigo Shanghai, and 12th Knot at Sea Containers in London.
However, as previously proposed, the project still provides back-of-house improvements for the Commodore Ballroom to improve loading, including a new service/freight elevator, effectively enabling more shows per year, which improves the financial security of the venue. As well, accessibility improvements will be provided to the underground level of Commodore Bowling & Billiards.
Restaurant terrace; March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Restaurant terrace; March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
Significant retail uses, public spaces, and video screen
While the Commodore Building — beyond just its facade — will be fully preserved, four other heritage building facades will be retained to integrate with a new-build structure. Additionally, a brand-new contemporary facade will be introduced mid-block, replacing the modern building of no heritage value (current location of Urban Outfitters, and former space of Zumiez).
Within the first four levels of the building, the revised concept calls for over 120,000 sq. ft. of commercial space, including about 13,000 sq. ft. of new dedicated retail space on the ground level, more than 17,000 sq. ft. of existing retail space, and approximately 90,000 sq. ft. of flexible commercial space within levels two and four within the base podiums of the north tower and south tower.
These flexible commercial spaces can accommodate either office use or stacked retail. Notably, the three levels of flexible commercial space in the north tower — each spanning over 20,000 square feet — are well-suited for large-format retailers. Bonnis Properties has extensive experience working with larger retail tenants, as they currently serve as landlords for Best Buy, Winners, and Marshalls in downtown Vancouver.
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
When combined with the fifth level’s restaurant space, the reimagined 800 Granville project will have up to 133,000 sq. ft. of retail, restaurant, and other commercial uses. This does not include the preservation of 44,600 sq. ft. of existing cultural/entertainment uses — Commodore Ballroom and Commodore Bowling & Billiards.
In contrast, the previous design had 97,000 sq. ft. of cultural/entertainment uses and 86,000 sq. ft. of retail/restaurant uses.
The proposed total building floor area of this redesigned concept is nearly 696,000 sq. ft., establishing a floor area ratio (FAR) density of a floor area that is 14.5 times larger than the size of the 47,985 sq. ft. lot. This is slightly up from the original concept’s density of 13.58 FAR.
The new architectural concept takes inspiration from a “musical score,” with the two towers featuring a pattern of narrow, 25-foot-wide vertical facade articulations. Additionally, stepped multi-level outdoor terraces punctuate the residential levels, further defining the facade.
These landscaped, stacked terraces — each approximately 500 sq. ft. — serve as social spaces, fostering a sense of community and belonging among tower residents, in addition to other larger amenities.
Due to site limitations, the south tower situated south of the Commodore Building carries a very narrow width — built directly within the footprint of the heritage Slate Hotel building, which is wedged between the Commodore Building and the Orpheum Theatre’s Granville Street entrance building.
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
March 2025 revised concept of the 800-876 Granville St. redevelopment in downtown Vancouver. (Perkins&Will/Bonnis Properties)
“Our proposal embodies the juxtaposition between old and new by maintaining the distinctive ‘sawtooth‘ pattern of the street wall,” reads the design rationale.
“The design proposal will not be confused with ordinary downtown development, as it is distinctive and commensurate with the unique site location and the dynamic nature of Granville Street. It will be a new landmark, and source of pride for the city in a way it reinvigorates the fundamental elements of Granville Street’s soul — heritage assets, historical uses, and arts and culture venues.”
As for the project’s contribution to the public realm, it proposes some interim public space improvements for Granville Street, given that the City has long-term plans to turn the street into a permanent car-free, event-friendly zone. But it envisions a transformation of its laneway, building on the 2018-completed improvements made for Ackery’s Alley. New and improved laneway features by the 800 Granville project could entail special paving, treatment of heritage facades, and potential projections on walls and the pavement.
A large five-storey tall video screen also wraps around the building’s corner at the intersection of Robson and Granville streets. This is considerably smaller than the previous design’s video screen that stretched the entire length of the building along Granville Street, covering the base podium facade. The City’s draft area plan for the Granville Strip specifically encourages a concentration of giant video screens at this intersection to create a lively Times Square-like public space.
Six underground parking levels will be accessed from the laneway, but their total space will only extend across the northern half of the development site, stopping at the north wall of the Commodore Building. This limitation is due to the decision to fully preserve the Commodore Building, restricting excavation to its northern boundary. There will be 178 vehicle parking stalls, including 107 stalls for various residential uses, 50 stalls for retail, restaurant, and other commercial uses, and 21 stalls for hotel uses.
This vehicle parking capacity is up from the previous design’s 98 stalls across four underground levels.
Granville Street looking north from Smithe Street towards the 800 Granville redevelopment site. (Kenneth Chan/Daily Hive)
link
