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469-483 E 10th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from RT-5 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey residential rental building and includes:

  • 138 units with 20% of the residential floor area for below-market rental units;
  • A floor space ratio (FSR) of 5.50; and
  • A building height of 56.2 m (184.4 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

The City of Vancouver has received an application to rezone the subject site from RT-5 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey residential rental building and includes:

  • 138 units with 20% of the residential floor area for below-market rental units;
  • A floor space ratio (FSR) of 5.50; and
  • A building height of 56.2 m (184.4 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from July 17 to July 30, 2024. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share I would like follow up on a question I asked - you said you were consulting with the "internal street tree team" on it. The initial question and your response follow - please get back to me with your response: "Thanks again for taking the time to participate in the Q&A period for the 469-483 E 10th Ave rezoning application and asking us a question. You asked: 'I’ve noted that the application includes excerpts from a landscaping report with steps that could be taken to build around the existing street trees. I think prioritizing the protection of the tree canopy on this block is extremely important, and I feel skeptical that the equipment required to construct a 17-storey building would be able to work effectively on this particular site (narrow street and houses on either side) while retaining these trees. Is it possible that the landscaping and tree retention possibilities shown here could change after this step in the application process?' Our response: Thank you for your question. Staff are working with our internal street tree team to respond to this question. We hope this information is useful to you." Thank you on Facebook Share I would like follow up on a question I asked - you said you were consulting with the "internal street tree team" on it. The initial question and your response follow - please get back to me with your response: "Thanks again for taking the time to participate in the Q&A period for the 469-483 E 10th Ave rezoning application and asking us a question. You asked: 'I’ve noted that the application includes excerpts from a landscaping report with steps that could be taken to build around the existing street trees. I think prioritizing the protection of the tree canopy on this block is extremely important, and I feel skeptical that the equipment required to construct a 17-storey building would be able to work effectively on this particular site (narrow street and houses on either side) while retaining these trees. Is it possible that the landscaping and tree retention possibilities shown here could change after this step in the application process?' Our response: Thank you for your question. Staff are working with our internal street tree team to respond to this question. We hope this information is useful to you." Thank you on Twitter Share I would like follow up on a question I asked - you said you were consulting with the "internal street tree team" on it. The initial question and your response follow - please get back to me with your response: "Thanks again for taking the time to participate in the Q&A period for the 469-483 E 10th Ave rezoning application and asking us a question. You asked: 'I’ve noted that the application includes excerpts from a landscaping report with steps that could be taken to build around the existing street trees. I think prioritizing the protection of the tree canopy on this block is extremely important, and I feel skeptical that the equipment required to construct a 17-storey building would be able to work effectively on this particular site (narrow street and houses on either side) while retaining these trees. Is it possible that the landscaping and tree retention possibilities shown here could change after this step in the application process?' Our response: Thank you for your question. Staff are working with our internal street tree team to respond to this question. We hope this information is useful to you." Thank you on Linkedin Email I would like follow up on a question I asked - you said you were consulting with the "internal street tree team" on it. The initial question and your response follow - please get back to me with your response: "Thanks again for taking the time to participate in the Q&A period for the 469-483 E 10th Ave rezoning application and asking us a question. You asked: 'I’ve noted that the application includes excerpts from a landscaping report with steps that could be taken to build around the existing street trees. I think prioritizing the protection of the tree canopy on this block is extremely important, and I feel skeptical that the equipment required to construct a 17-storey building would be able to work effectively on this particular site (narrow street and houses on either side) while retaining these trees. Is it possible that the landscaping and tree retention possibilities shown here could change after this step in the application process?' Our response: Thank you for your question. Staff are working with our internal street tree team to respond to this question. We hope this information is useful to you." Thank you link

    I would like follow up on a question I asked - you said you were consulting with the "internal street tree team" on it. The initial question and your response follow - please get back to me with your response: "Thanks again for taking the time to participate in the Q&A period for the 469-483 E 10th Ave rezoning application and asking us a question. You asked: 'I’ve noted that the application includes excerpts from a landscaping report with steps that could be taken to build around the existing street trees. I think prioritizing the protection of the tree canopy on this block is extremely important, and I feel skeptical that the equipment required to construct a 17-storey building would be able to work effectively on this particular site (narrow street and houses on either side) while retaining these trees. Is it possible that the landscaping and tree retention possibilities shown here could change after this step in the application process?' Our response: Thank you for your question. Staff are working with our internal street tree team to respond to this question. We hope this information is useful to you." Thank you

    Torin asked 4 months ago

    The city of Vancouver Urban Forestry Strategy can be found here.

    The Urban Forest Strategy seeks to protect and strengthen Vancouver’s urban forest and tree canopy. The Protection of Trees By-law requires permission to remove trees that meet certain conditions to protect as many healthy, viable trees while still meeting the challenges of development and housing priorities. 

    As part of the rezoning review process, the City’s landscape team as well as the Parks Board review the application to identify trees which are protected under the Strategy.

    As your question has noted, there are street trees on City lands adjoining the site, and protection of these street trees during construction is required.  Conditions of rezoning, presented to Council for approval at  public hearing, will outline the measures required during construction to protect street trees from damage.

    The City of Vancouver Street Tree Bylaw can be found here. 

     

  • Share This proposed site is located just off of the St. George Rainway project along St. George between 5th and Kingsway: https://vancouver.ca/streets-transportation/st-george-rainway.aspx The City web page for the rainway project mentions “car-free spaces between 7th and 6th Ave and Broadway to laneway to the north.” How would these spaces affect the plans for the proposed building on 10th ave? On this application the parking entrance for the building is shown in the laneway between Broadway and 10th (between the cross streets Guelph and St. George). on Facebook Share This proposed site is located just off of the St. George Rainway project along St. George between 5th and Kingsway: https://vancouver.ca/streets-transportation/st-george-rainway.aspx The City web page for the rainway project mentions “car-free spaces between 7th and 6th Ave and Broadway to laneway to the north.” How would these spaces affect the plans for the proposed building on 10th ave? On this application the parking entrance for the building is shown in the laneway between Broadway and 10th (between the cross streets Guelph and St. George). on Twitter Share This proposed site is located just off of the St. George Rainway project along St. George between 5th and Kingsway: https://vancouver.ca/streets-transportation/st-george-rainway.aspx The City web page for the rainway project mentions “car-free spaces between 7th and 6th Ave and Broadway to laneway to the north.” How would these spaces affect the plans for the proposed building on 10th ave? On this application the parking entrance for the building is shown in the laneway between Broadway and 10th (between the cross streets Guelph and St. George). on Linkedin Email This proposed site is located just off of the St. George Rainway project along St. George between 5th and Kingsway: https://vancouver.ca/streets-transportation/st-george-rainway.aspx The City web page for the rainway project mentions “car-free spaces between 7th and 6th Ave and Broadway to laneway to the north.” How would these spaces affect the plans for the proposed building on 10th ave? On this application the parking entrance for the building is shown in the laneway between Broadway and 10th (between the cross streets Guelph and St. George). link

    This proposed site is located just off of the St. George Rainway project along St. George between 5th and Kingsway: https://vancouver.ca/streets-transportation/st-george-rainway.aspx The City web page for the rainway project mentions “car-free spaces between 7th and 6th Ave and Broadway to laneway to the north.” How would these spaces affect the plans for the proposed building on 10th ave? On this application the parking entrance for the building is shown in the laneway between Broadway and 10th (between the cross streets Guelph and St. George).

    Vancouver Resident1 asked 4 months ago

    The concept selected for the George Street Rainway can be found here, along with 

    The results of the engagement process which can be found here.

    This rezoning application is located mid-block on West 10th Avenue.  The George Street Rainway does not propose closure of laneway access.

    All rezoning applications, including this rezoning, are required to comply with City rainwater management requirements and are specifically conditions in the rezoning report to  comply with the related Building By-law requirements.

  • Share For the below-market rental guidelines that will be used here, is the 20% less than average rents number based on the average rents published by the CMHC for the neighbourhood, or for the city as a whole? I am assuming that there are parts of the city where the average rent is a fair bit higher than it is for the rentals on this street at present on Facebook Share For the below-market rental guidelines that will be used here, is the 20% less than average rents number based on the average rents published by the CMHC for the neighbourhood, or for the city as a whole? I am assuming that there are parts of the city where the average rent is a fair bit higher than it is for the rentals on this street at present on Twitter Share For the below-market rental guidelines that will be used here, is the 20% less than average rents number based on the average rents published by the CMHC for the neighbourhood, or for the city as a whole? I am assuming that there are parts of the city where the average rent is a fair bit higher than it is for the rentals on this street at present on Linkedin Email For the below-market rental guidelines that will be used here, is the 20% less than average rents number based on the average rents published by the CMHC for the neighbourhood, or for the city as a whole? I am assuming that there are parts of the city where the average rent is a fair bit higher than it is for the rentals on this street at present link

    For the below-market rental guidelines that will be used here, is the 20% less than average rents number based on the average rents published by the CMHC for the neighbourhood, or for the city as a whole? I am assuming that there are parts of the city where the average rent is a fair bit higher than it is for the rentals on this street at present

    Patrick Melon asked 4 months ago

    Thank you for the question. The Below Market Rental housing rates are set at the time of occupancy and reflect 20% below the average rent in the City of Vancouver as posted by CMHC.

  • Share I understand that the tenant relocation policy in the Broadway Plan areas would allow tenants currently living in this location to live in the new building when it is finished. In this neighbourhood, many residents are long-term tenants (10-20 years or more) who have a great quality of life in a close-knit community balanced with plenty of privacy and green space. While the city moves ahead with encouraging more housing, it seems important that whatever is being proposed to replace the housing in this neighbourhood offers the existing community a quality of life that is as good as or better than what is already here, so with that in mind, has the team behind this project taken steps to learn about the needs of the current residents of this particular street? on Facebook Share I understand that the tenant relocation policy in the Broadway Plan areas would allow tenants currently living in this location to live in the new building when it is finished. In this neighbourhood, many residents are long-term tenants (10-20 years or more) who have a great quality of life in a close-knit community balanced with plenty of privacy and green space. While the city moves ahead with encouraging more housing, it seems important that whatever is being proposed to replace the housing in this neighbourhood offers the existing community a quality of life that is as good as or better than what is already here, so with that in mind, has the team behind this project taken steps to learn about the needs of the current residents of this particular street? on Twitter Share I understand that the tenant relocation policy in the Broadway Plan areas would allow tenants currently living in this location to live in the new building when it is finished. In this neighbourhood, many residents are long-term tenants (10-20 years or more) who have a great quality of life in a close-knit community balanced with plenty of privacy and green space. While the city moves ahead with encouraging more housing, it seems important that whatever is being proposed to replace the housing in this neighbourhood offers the existing community a quality of life that is as good as or better than what is already here, so with that in mind, has the team behind this project taken steps to learn about the needs of the current residents of this particular street? on Linkedin Email I understand that the tenant relocation policy in the Broadway Plan areas would allow tenants currently living in this location to live in the new building when it is finished. In this neighbourhood, many residents are long-term tenants (10-20 years or more) who have a great quality of life in a close-knit community balanced with plenty of privacy and green space. While the city moves ahead with encouraging more housing, it seems important that whatever is being proposed to replace the housing in this neighbourhood offers the existing community a quality of life that is as good as or better than what is already here, so with that in mind, has the team behind this project taken steps to learn about the needs of the current residents of this particular street? link

    I understand that the tenant relocation policy in the Broadway Plan areas would allow tenants currently living in this location to live in the new building when it is finished. In this neighbourhood, many residents are long-term tenants (10-20 years or more) who have a great quality of life in a close-knit community balanced with plenty of privacy and green space. While the city moves ahead with encouraging more housing, it seems important that whatever is being proposed to replace the housing in this neighbourhood offers the existing community a quality of life that is as good as or better than what is already here, so with that in mind, has the team behind this project taken steps to learn about the needs of the current residents of this particular street?

    PKJ asked 4 months ago

    Information regarding the processes and requirements under the City’s Tenant Relocation and Protection Policy can be found here.

    This application includes a mandatory tenant relocation plan with early communication with the tenants, including:

    • A letter sent by the applicant to all tenants outlining the proposed project and expected timeline, to be pre-approved by City Staff, along with:
      • the City’s Renter Information for Market Rental Housing fact sheet on the City’s Tenant Relocation Policy and Information on the Residential Tenancy Act; and
      • the City’s mandatory Needs Assessment or “Tenant Needs Survey”, sent and collected by the City, to identify specific preferences, special circumstances, as well as any low income tenants or tenants with other housing barriers.
  • Share If it were built, the tower that is proposed would be directly facing the 4 houses that are on the Vancouver Heritage Register and have a contextual/ character designation for “buildings that contribute to the historic character of an area or streetscape.” I don’t know if I can picture what this would look like. Are there existing examples in the city of places where heritage homes are in such close proximity to high-rise developments? And if there are, are there strategies that the new buildings use to try to address the historic streetscape or integrate with that context? on Facebook Share If it were built, the tower that is proposed would be directly facing the 4 houses that are on the Vancouver Heritage Register and have a contextual/ character designation for “buildings that contribute to the historic character of an area or streetscape.” I don’t know if I can picture what this would look like. Are there existing examples in the city of places where heritage homes are in such close proximity to high-rise developments? And if there are, are there strategies that the new buildings use to try to address the historic streetscape or integrate with that context? on Twitter Share If it were built, the tower that is proposed would be directly facing the 4 houses that are on the Vancouver Heritage Register and have a contextual/ character designation for “buildings that contribute to the historic character of an area or streetscape.” I don’t know if I can picture what this would look like. Are there existing examples in the city of places where heritage homes are in such close proximity to high-rise developments? And if there are, are there strategies that the new buildings use to try to address the historic streetscape or integrate with that context? on Linkedin Email If it were built, the tower that is proposed would be directly facing the 4 houses that are on the Vancouver Heritage Register and have a contextual/ character designation for “buildings that contribute to the historic character of an area or streetscape.” I don’t know if I can picture what this would look like. Are there existing examples in the city of places where heritage homes are in such close proximity to high-rise developments? And if there are, are there strategies that the new buildings use to try to address the historic streetscape or integrate with that context? link

    If it were built, the tower that is proposed would be directly facing the 4 houses that are on the Vancouver Heritage Register and have a contextual/ character designation for “buildings that contribute to the historic character of an area or streetscape.” I don’t know if I can picture what this would look like. Are there existing examples in the city of places where heritage homes are in such close proximity to high-rise developments? And if there are, are there strategies that the new buildings use to try to address the historic streetscape or integrate with that context?

    Torin asked 4 months ago

    The city’s heritage planning team have noted that the quote below refers to  heritage retention and or façade retention on a given site with designated heritage properties.  The best example of heritage is kept, and this is usually followed with an Heritage Revitalization Agreement (HRA) which would of course create the agreement between the city and the developer for the ongoing care of each heritage structure.  In this case, houses across the street from a development application are not part of any processes of this project.   If in the future the houses across the street were to be included in a redevelopment proposal, that proposal may include an HRA to retain the character of the homes.

    More information regarding the City’s HRA program can be found here https://vancouver.ca/home-property-development/heritage-revitalization-agreements.aspx

  • Share Could you clarify the meaning of the drawing shown on section 2.09 of the rezoning booklet? Is this meant to show the 400 block rather than the 500 block of Broadway and 10th? on Facebook Share Could you clarify the meaning of the drawing shown on section 2.09 of the rezoning booklet? Is this meant to show the 400 block rather than the 500 block of Broadway and 10th? on Twitter Share Could you clarify the meaning of the drawing shown on section 2.09 of the rezoning booklet? Is this meant to show the 400 block rather than the 500 block of Broadway and 10th? on Linkedin Email Could you clarify the meaning of the drawing shown on section 2.09 of the rezoning booklet? Is this meant to show the 400 block rather than the 500 block of Broadway and 10th? link

    Could you clarify the meaning of the drawing shown on section 2.09 of the rezoning booklet? Is this meant to show the 400 block rather than the 500 block of Broadway and 10th?

    pcal asked 4 months ago

    The applicant team has confirmed that the graphic is intended to illustrate tower separation allowances on the 400 blocks of 10th and East Broadway and that the illustration includes a typo citing the 500-blocks of 10th Avenue and East Broadway.

  • Share How will you determine the "below-market" rents? Is it possible to determine rents based on income rather than on the "market"? on Facebook Share How will you determine the "below-market" rents? Is it possible to determine rents based on income rather than on the "market"? on Twitter Share How will you determine the "below-market" rents? Is it possible to determine rents based on income rather than on the "market"? on Linkedin Email How will you determine the "below-market" rents? Is it possible to determine rents based on income rather than on the "market"? link

    How will you determine the "below-market" rents? Is it possible to determine rents based on income rather than on the "market"?

    Annah asked 4 months ago

    The Below Market Rental Housing Policy for Rezonings can be found here:

    https://guidelines.vancouver.ca/policy-below-market-rental-housing-for-rezonings.pdf

    The intent of the policy is to enable new projects to deliver rental housing with a below-market component that is affordable to households earning under $80,000 per year in place of delivering new strata-titled ownership housing.

    The below-market rental units in this proposal are to be rented at 20% less than the average rents as published by the Canada Mortgage and Housing Corporation.  The rents of the below market rental units would be set at occupancy based on CMHC average rental rates on that date.  Were the building to complete today, the maximum starting rents are: $1,223 for Studio, $1,429 for 1-bedroom,  $1,969 for 2-bedroom, and  $2,395 for 3-bedroom or larger.  

  • Share Is Fastmark only responsible for the development part of this project, or will they also manage the rental building once it is built? on Facebook Share Is Fastmark only responsible for the development part of this project, or will they also manage the rental building once it is built? on Twitter Share Is Fastmark only responsible for the development part of this project, or will they also manage the rental building once it is built? on Linkedin Email Is Fastmark only responsible for the development part of this project, or will they also manage the rental building once it is built? link

    Is Fastmark only responsible for the development part of this project, or will they also manage the rental building once it is built?

    Annah asked 4 months ago

    The applicant has not specified who will manage the future building.  The City does not participate in real estate transactions and does not control ownership or property management of privately owned buildings

  • Share From walking and cycling in the neighbourhood, I'm aware that this street is quite a bit cooler in temperature than the ones on either side (e.g Broadway) due to environmental features such as those big old heritage trees! I'm wondering - Does the city have any data on the differences in temperatue between East Broadway and East 10th Ave at this location? on Facebook Share From walking and cycling in the neighbourhood, I'm aware that this street is quite a bit cooler in temperature than the ones on either side (e.g Broadway) due to environmental features such as those big old heritage trees! I'm wondering - Does the city have any data on the differences in temperatue between East Broadway and East 10th Ave at this location? on Twitter Share From walking and cycling in the neighbourhood, I'm aware that this street is quite a bit cooler in temperature than the ones on either side (e.g Broadway) due to environmental features such as those big old heritage trees! I'm wondering - Does the city have any data on the differences in temperatue between East Broadway and East 10th Ave at this location? on Linkedin Email From walking and cycling in the neighbourhood, I'm aware that this street is quite a bit cooler in temperature than the ones on either side (e.g Broadway) due to environmental features such as those big old heritage trees! I'm wondering - Does the city have any data on the differences in temperatue between East Broadway and East 10th Ave at this location? link

    From walking and cycling in the neighbourhood, I'm aware that this street is quite a bit cooler in temperature than the ones on either side (e.g Broadway) due to environmental features such as those big old heritage trees! I'm wondering - Does the city have any data on the differences in temperatue between East Broadway and East 10th Ave at this location?

    Annah asked 4 months ago

    City staff have been analyzing and considering  surface temperatures and the urban heat island effect, both through the Broadway Plan process and now in Plan implementation for the Public Realm Plan.

    The 2018 Broadway Plan Area Profile has a map showing the urban heat island effect. It’s not specific enough to distinguish between East Broadway and East 10th Avenue in that specific location, but generally areas with a more extensive urban forest canopy and large mature trees have lower average surface temperatures. See “Urban Heat” on p. 80: 

    https://vancouver.ca/files/cov/broadway-plan-area-profile.pdf

    Areas with gaps in the urban forest canopy are priority areas for adding more street trees in the Broadway Plan area. See “Nurture Nature” on p. 12 in the most recent set of Public Realm Plan boards:

    https://syc.vancouver.ca/projects/broadway-public-realm/broadway-plan-public-realm-phase-2-infoboards.pdf

  • Share Is there a plan for what would happen to the bike path during the construction? on Facebook Share Is there a plan for what would happen to the bike path during the construction? on Twitter Share Is there a plan for what would happen to the bike path during the construction? on Linkedin Email Is there a plan for what would happen to the bike path during the construction? link

    Is there a plan for what would happen to the bike path during the construction?

    Nell asked 4 months ago

    Thank you for taking the time to review the application at 469-483 East 10th Avenue. In response to your question, prior to construction, the site is required to meet with and coordinate construction and street use impacts with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Traffic management plans are reviewed closely by Engineering staff to ensure there are safe vehicular, cycling, and pedestrian provisions during construction to provide access for the local residents and businesses.

Page last updated: 31 Jul 2024, 08:36 AM