480 Broughton St (DP-2020-00849 / RZ-2020-00063) development and zoning amendment application

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This application was approved with one amendment by Council on June 30, 2021, following the Public Hearings on June 15 and 29, 2021.

Henriquez Partners Architects has applied to the City of Vancouver for permission to develop the following on this site:

  • A 11-storey, mixed-use building, containing 60 social housing units, a 340-student elementary school and a 65-space childcare centre
  • A proposed height of 38.86 m (127.49 ft.)
  • A floor space ratio of 0.89 (10,645 m² / 114,582 ft.)
  • Parking to be located in the existing Coal Harbour Community Centre, supplemented by a proposed underground level for building services and bicycle storage
  • Designed for certification under the Passive House and LEED Gold standards

Under the site’s existing CD-1 zoning, the proposed use is “conditional” so it may be permitted. However, it requires the decision of the Development Permit Board. A separate amendment to the zoning by-law, RZ-2020-00063, is proposed to increase the height by 8.86 m, the residential floor area by 1,303 m², and the number of permitted social housing units.

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


This application was approved with one amendment by Council on June 30, 2021, following the Public Hearings on June 15 and 29, 2021.

Henriquez Partners Architects has applied to the City of Vancouver for permission to develop the following on this site:

  • A 11-storey, mixed-use building, containing 60 social housing units, a 340-student elementary school and a 65-space childcare centre
  • A proposed height of 38.86 m (127.49 ft.)
  • A floor space ratio of 0.89 (10,645 m² / 114,582 ft.)
  • Parking to be located in the existing Coal Harbour Community Centre, supplemented by a proposed underground level for building services and bicycle storage
  • Designed for certification under the Passive House and LEED Gold standards

Under the site’s existing CD-1 zoning, the proposed use is “conditional” so it may be permitted. However, it requires the decision of the Development Permit Board. A separate amendment to the zoning by-law, RZ-2020-00063, is proposed to increase the height by 8.86 m, the residential floor area by 1,303 m², and the number of permitted social housing units.

In response to COVID-19 (Coronavirus), we held an extended online question and answer (Q&A) period 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.

Q&A is available from January 4 to 10, 2021.

Q & A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus). 

We post all questions as-is and reply here within two business days. To find out when we reply to your questions, sign in or register.

To make a comment instead, use the comment form.

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    I am a single older woman (age 53 currently) and I would live to have the opportunity to live there. Would I qualify? What are the criteria for being accepted as a tenant? Would there be an early registration process for consideration? How much will the units cost and will they be based on rentals or purchased suites? Will there be a chance to select a preferred location within the building? All of these are questions I would like answers for if the project is a go ahead.

    Megsy asked 10 months ago

    The housing units in the building will be social housing rental.

     As Social Housing, at least 30% of the units will be occupied by households with incomes below the BC Housing housing income limits (HILs). The remaining units are anticipated to be at Low End of Market (LEM) rents. The affordability target will be finalized subject to the amount of senior government grants that can be secured. The HILs rents correspond to a household income range of a maximum of $55,500 to $78,000 as set by BC Housing for 2021 (applies as of December 1, 2020). These rates are at rent geared to income and are set at no more than 30% of income. The LEM rents correspond to the average rent for new construction (2005+) as published by CMHC. The income maximums of $74,150 for a studio and 1-bedroom LEM unit and $113,040 for a family sized LEM unit are based on the BC Housing Low and Moderate Income Limits for 2020.

    A non-market housing operator will be approved by City Council, likely in late spring or early summer. This operator will manage the application process and tenant selection for the units based on the applicants incomes.  

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    The current planning document is almost 20 years old and does not reflect the current economic reality of the coal harbor neighborhood and the long term effect of the COVID 19 pandemic. People with families are moving out of the downtown core to the safety of the suburbs - should the 2002 plan be updated with input from the community to reflect the current reality?

    Kelly1 asked 10 months ago

    The COVID-19 pandemic has had a profound impact on our city, and we recognize that there has been a more acute impact on the downtown area. City staff are continuing to work with communities and businesses to respond to the pandemic, while planning for recovery through a variety of initiatives, including Restart Smart Vancouver.

    The City has also initiated a multi-year citywide planning process that will guide future planning and development in Vancouver – the Vancouver Plan. While this process is underway, the City will not be revisiting the Coal Harbour Official Development Plan. 

    The Vancouver Plan provides an opportunity to help shape the future of your community and the city, and we recommend that you share your feedback online or through other upcoming public engagement opportunities. 

     

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    When is the project planned to be concluded?

    Lorena asked 10 months ago

    Summer 2024. 

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    I have heard that the target occupancy for the school is Sept 2024. If the construction of the housing component isn't complete at this time, would it be possible for the school to open first to accommodate students for the Sept 2024 school year?

    Kai asked 10 months ago

    The plan is to open the whole building in the summer of 2024. At this time it is premature to consider alternative strategies, but the project will work to fulfill the needs of all groups who will be sharing the building.

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    It is beautiful! I saw you will have a school there. Will it be an elementary school or secondary school or even both? Thank you for your response in advance.

    Toko Gould asked 10 months ago

    The proposal is for an elementary school. 

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    Will the rooftop amenity be part of the community centre? Will it be accessible to the public?

    Seaside asked 10 months ago

    The rooftop common outdoor area will only be accessible to the social housing building tenants. As required by the High-Density Housing for Families with Children Guidelines, newly constructed market and non-market buildings require common indoor amenity space and outdoor space for use by the residents of the building. These outdoor common spaces also include a children’s play area and urban agriculture area. 

     

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    What happens to the community centre in this proposed development? Does the 11 storey include the proposed increase in height by 8.86m? If so how many additional floors does this add to the building?

    Chris Chung asked 10 months ago

    This proposal will not affect the location of the Coal Harbour Community Centre or its operation. Yes, the 11th storey would include the 8.86m, if approved. The 8.86m will allow for one more floor, taking this proposal from 10 stories to 11 stories and allowing for the rooftop amenity. 

Page last updated: 30 August 2021, 18:37