1780 E Broadway rezoning application

The rezoning application materials submitted illustrate a proposal for a 20,000 sq. ft. public plaza space at ground level running north/south along the eastern edge of the SkyTrain station. The public plaza is physically connected to a publicly accessible “Garden Courtyard” space of approximately 12,000 sq. ft. on the roof of the proposed grocery store (L2). This elevated space is proposed to be accessible via elevators and a feature staircase from the plaza. The submission materials also propose a delineation of public and private space particularly on the retail rooftop / garden courtyard space (L2). The amount of space which is publicly accessible may be subject to expansion, particularly for the garden courtyard, and any potential time restrictions are subject to review. The rezoning review process will be considering the public space proposed.

The Grandview-Woodland Community Plan anticipates a new civic plaza at this site that will become a primary gathering and social place. Design of the new plaza is to consider building arrangement to optimize the use of the space, ensure the design supports vibrancy with varied retail spaces, office and residential entrances fronting and overlooking the space. The design should also consider shading/solar access, a range of programming and uses, SkyTrain noise mitigation, accessibility, sight lines and design considerations to address public safety concerns.  

The rezoning application put forward by the applicant team includes a design rationale for the proposed plaza and other public space. See Section 5.0 of the Application Booklet. This section of the submission booklet discusses potential design and programming in response to the Plan direction. Do note that this application is under review.  At the rezoning stage of the permitting process we review for size, configuration, design of public accessible spaces as part of the overall review. Any approved space would be subject to further design refinement through future permitting stages. This rezoning is subject to Council approval through a public hearing process.

The rezoning application proposed at 1780 E Broadway includes 100% of the residential floor area as secured rental housing. The proposal also includes 10% of the residential floor area to be secured at below-market rates. The Community Amenity Contribution (CAC) offer put forward by the applicant team includes a 37-space childcare facility dedicated to the City. The application is under review, including the below-market rental housing component and dedicated childcare facility.

This rezoning application is under review. Traffic impacts are considered through the review process and can result in the City requiring upgrades to existing infrastructure, including traffic signals and other public realm improvements to mitigate impacts generated from a proposed redevelopment. Proposed developments (if approved) are required to comply with the Parking By-law with respect to off-street vehicle parking spaces. The application also includes a Transportation Demand Management (TDM) Plan which aims to further reduce development demand for vehicle trips and parking and the rezoning site is generally well-situated relative to the frequent transit network, cycling infrastructure, and Skytrain station at Commercial-Broadway to encourage reduced vehicle trips and parking demand.

Thank you for sharing your concerns. Unfortunately, we cannot speculate on how members of the community may feel in response to policy and application decisions. Each rezoning application submission, received in full with associated fees, made to the City triggers a new and unique review process. No recommendations have been made regarding this application and the review process is ongoing. The rezoning process includes public notification, feedback, presentation to appropriate advisory bodies (i.e. urban design panel), and a full staff review. The review is summarized in a report for City Council that describes the application, summarizes all the feedback, recommends to refer the application to a public hearing and whether to approve or refuse the application. City Council decides on rezoning applications.

The applicant team indicates the following:

We have looked at the tower placements and given the vegetation and landscaping features acting as windbreakers, reducing the wind speed at ground level, and building features such as balcony projections we don’t foresee this as an issue. Nevertheless, we may be looking at comfort studies as the design progresses and solidifies.

December (winter solstice) shadow studies are not required as a part of a rezoning application submission. During the winter months, the duration of the sun light is limited (particularly December) and the weather is also typically overcast and/or raining. As well, shadows cast much longer over winter than during the other three seasons; therefore, the existing built context may already cast shadows onto the surrounding neighbourhood area. Given these circumstances, the long shadow impacts of proposed developments in winter become difficult to assess and our typical shadow assessment of 10am-4pm is less applicable in these cases. For these reasons, standard City policies (and general approach) point to assessing the spring and fall shadows on the equinoxes between 10am and 4pm (and on the summer solstice). These shadow studies have been provided and are being considered in our review.

Regarding December (winter solstice) shadow studies, these are not required as a part of a rezoning application submission. During the winter months, the duration of the sun light is limited (particularly December) and the weather is also typically overcast and/or raining. As well, shadows cast much longer over winter than during the other three seasons; therefore, the existing built context may already cast shadows onto the surrounding neighbourhood area. Given these circumstances, the long shadow impacts of proposed developments in winter become difficult to assess and our typical shadow assessment of 10am-4pm is less applicable in these cases. For these reasons, standard City policies (and general approach) point to assessing the spring and fall shadows on the equinoxes between 10am and 4pm (and on the summer solstice). These shadow studies have been provided and are being considered in our review.

Below Market Rents are regulated through a housing agreement registered on the title of the property that secure, and set criteria for the monitoring of tenure and affordability.  The criteria for defining "below market" rents for this project are specified in the Rezoning Policy for Sustainable Large Developments (SLSP). According to this policy, below-market rental units are to have rents that do not exceed a rate that is 20% less than the average rents by unit type for the City of Vancouver as published by the Canada Mortgage and Housing Corporation (CMHC). However, given the diversity amongst large development sites in Vancouver, staff may consider alternative approaches to below-market rental affordability, where there is clear rationale and evidence that demonstrates an alternative approach is merited. 

For this rezoning application, the applicant has proposed a package that includes 100% secured rental housing on-site, with 10% designated for below-market rental units priced at 100% of the CMHC city-wide average market rents, along with a 37-space childcare facility to be dedicated to the City. City staff are assessing the proposal and how it meets the policies above as well as other applicable City policies and regulations. The table below provides reference to the 100% City wide average market rents and the average household income served from the most recent CMHC’s Rental Survey (2023). Note that the proposed BMR (at 100% of CMHC) will be more affordable than market rents for newer buildings in the Eastside.   

1 and 2 : Data source from CMHC Rental Market Survey October 2023

Note: Rents are equivalent to 30% of annual incomes divided by 12. Incomes are calculated by multiplying rents by 12 and dividing by 30%.

We have received your comments related to parking and they will be considered in our review of the rezoning application. Overall 440 parking spaces are proposed which includes 187 spaces for residential use. More detail on the proposed parking is available on the ShapeYourCity page here. The proposed parking is under review and the standard expectation with any development (if approved) is to comply with the Parking By-law with respect to off-street vehicle parking spaces. Also considered in the review are Transportation Demand Management (TDM) measures which aim to further reduce development demand for vehicle trips and parking. The rezoning site is generally well-situated relative to the frequent transit network, cycling infrastructure, and Skytrain station at Commercial-Broadway to encourage reduced vehicle trips and parking demand.