2103 W Broadway (DP-2018-00488) development application

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Bastion Properties has applied to the City of Vancouver for permission to develop the following on this site:

  • An 11-storey, mixed-use building containing retail along the ground floor, 79 dwelling units on levels 2 through 11 and rooftop amenity space
  • A height of 36.6 m (120 ft.)
  • A floor space ratio of 3.30 (7,051.3 m² / 75,900 sq. ft.), inclusive of a Heritage Density Bonus of 10%
  • All over two levels of underground parking, providing a total of 120 parking spaces having vehicular access from the lane

Under the site’s existing C3-A zoning, the application is “conditional” so it may be permitted. However, it requires the decision of the Development Permit Board.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

Bastion Properties has applied to the City of Vancouver for permission to develop the following on this site:

  • An 11-storey, mixed-use building containing retail along the ground floor, 79 dwelling units on levels 2 through 11 and rooftop amenity space
  • A height of 36.6 m (120 ft.)
  • A floor space ratio of 3.30 (7,051.3 m² / 75,900 sq. ft.), inclusive of a Heritage Density Bonus of 10%
  • All over two levels of underground parking, providing a total of 120 parking spaces having vehicular access from the lane

Under the site’s existing C3-A zoning, the application is “conditional” so it may be permitted. However, it requires the decision of the Development Permit Board.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

The virtual open house has concluded. Please use the "Send your comments" tab or contact the Project Facilitator directly for any further feedback. Thank you for participating.
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    I like the look and feel of the proposed development - it seems tastefully curated and non offensive. Question: given the location at a future major intersection where the subway, possible Light Rail and Greenway all intersect, wouldn't we want a more dense development immediately adjacent to a station? Thanks!

    VanBestCity asked 27 days ago

    As this is a Development Permit application, the proposed density is in line with the regulations of the C-3A District Schedule.  

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    I was under the impression that property sales were under a moratorium in this area to limit development in the area. Is this correct? Are there any other development permits being looked at along the corridor around Arbutus?

    Broadway asked about 1 month ago

    There is not a moratorium on the sale of land, rather there is a moratorium regarding the processing of re-zoning applications. The City is still processing Development Permit applications under the existing zoning. As of today, there are no active Development Permit applications in the close proximity to this application. 

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    Why does this proposal have a Heritage Density Bonus?

    Observer asked about 1 month ago

    The applicants have applied to purchase Heritage Amenity Shares for this project. 

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    Given this land is currently a gas station, won't it need to lie fallow (not sure of correct term) for years before this plan can be executed?

    Observer asked about 1 month ago

    The applicants intend to complete the remediation work at the same time as the excavation.  

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    Why are there so many (120) parking spaces? 79 units, plus 10 spots for project on West 8th, plus 30 for store customers? Seems excessive for a building located to take advantage of SkyTrain. Will there be Modo/careshare parking?

    Observer asked about 1 month ago

    The City has policies which provide for reduced parking requirements for buildings with good access to transit and those which provide Transportation Demand Management measures that support walking, cycling and transit usage. Most developments in the City, outside of downtown, do not have maximum parking allowances and the provision of Transportation Demand Management measures is optional. These policies are intended to allow for a market based provision of parking in new buildings. The project in question is in compliance with the Parking By-law with respect to vehicle parking spaces, passenger pick-up/drop off spaces and bicycle parking.

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    What is the proposed timeline with the regards to the remediation of the gas station?

    Cdl asked about 1 month ago

    The applicants intend to complete the Gas Station remediation concurrently with the excavation. It is anticipated that this will not add additional time to the project timeline. 

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    1) What happened to 70ft height restriction on buildings west of Burrard? 2) What is being done to qualify for a heritage addition of 10%? 3) Why is the city even considering an 11 story building in area?

    Bill asked 28 days ago

    1) Per the C-3A District Schedule (4.3.2), conditional increases in height beyond the maximum height may be permitted subject to the approval of the Director of Planning or the Development Permit Board, following their review of the proposal against the considerations outlined in sentences a through f, the Broadway-Arbutus C-3A Design Guidelines forming a part of those considerations.

    2) Subject to Development Permit Board approval, the applicant is applying for a Transfer of Density in the form of purchasing Heritage Amenity Shares from the City of Vancouver. 

    https://guidelines.vancouver.ca/policy-heritage-policies.pdf (reference is on page 6).

    3) During a cursory review, it has been determined that the proposal meets the intent of the Broadway-Arbutus C-3A regulations and guidelines. Including the provision of a strong residential component above the street-level retail intended to contribute to the attractive, vibrant character of the intersection of Broadway and Arbutus Streets. Provision of the necessary conditional height relaxations, as provided for in the C-3A regulations and guidelines, are subject to review of responses to notification and review by the Urban Design Panel.