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648-680 E Broadway and 2505 Fraser St rezoning application

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The City of Vancouver has received an application to rezone the subject site from C-2C (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey mixed-use building with a 6-storey podium over 4 levels of underground parking and includes:

  • 137 residential units with:
    • 24 social housing units (21% of the floor area); and
    • 113 market strata units.
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.0;
  • A building height of 55.0 m (180 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 C-2C (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey mixed-use building with a 6-storey podium over 4 levels of underground parking and includes:

  • 137 residential units with:
    • 24 social housing units (21% of the floor area); and
    • 113 market strata units.
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.0;
  • A building height of 55.0 m (180 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 Are the heating and cooling systems the same for both social housing and market units? I asked the same question in regards to another development and was told the market apartments would have cooling in the bedrooms, the social housing units would not. What is the plan for heating and cooling in this development? on Facebook Share Are the heating and cooling systems the same for both social housing and market units? I asked the same question in regards to another development and was told the market apartments would have cooling in the bedrooms, the social housing units would not. What is the plan for heating and cooling in this development? on Twitter Share Are the heating and cooling systems the same for both social housing and market units? I asked the same question in regards to another development and was told the market apartments would have cooling in the bedrooms, the social housing units would not. What is the plan for heating and cooling in this development? on Linkedin Email Are the heating and cooling systems the same for both social housing and market units? I asked the same question in regards to another development and was told the market apartments would have cooling in the bedrooms, the social housing units would not. What is the plan for heating and cooling in this development? link

    Are the heating and cooling systems the same for both social housing and market units? I asked the same question in regards to another development and was told the market apartments would have cooling in the bedrooms, the social housing units would not. What is the plan for heating and cooling in this development?

    kl. asked 5 months ago

    Thank you for your question, which we forwarded to the applicant. This is their response:

    “We have confirmed with the mechanical engineer that the social housing component of the project will have heating and cooling in the living rooms and heating only in the bedrooms. The market housing will have heating and cooling in the living rooms and bedrooms.”

  • Share Will the street trees planted along Fraser Street and East Broadway be species that will grow to be as large as the mature canopy on 10th Avenue in this neighbourhood? We need as much urban tree canopy as possible to combat the effects of the climate emergency and make for more livable neighbourhoods (shade, moisture retention, beauty, wildlife/birds, traffic noise dampening, air quality improvements, etc.). All of these massive developments in the neighbourhood threaten to reduce tree, shrub, and forb cover as well as reduce permeable surfaces for water infiltration. What are developments doing to adequately mitigate and counter these effects? on Facebook Share Will the street trees planted along Fraser Street and East Broadway be species that will grow to be as large as the mature canopy on 10th Avenue in this neighbourhood? We need as much urban tree canopy as possible to combat the effects of the climate emergency and make for more livable neighbourhoods (shade, moisture retention, beauty, wildlife/birds, traffic noise dampening, air quality improvements, etc.). All of these massive developments in the neighbourhood threaten to reduce tree, shrub, and forb cover as well as reduce permeable surfaces for water infiltration. What are developments doing to adequately mitigate and counter these effects? on Twitter Share Will the street trees planted along Fraser Street and East Broadway be species that will grow to be as large as the mature canopy on 10th Avenue in this neighbourhood? We need as much urban tree canopy as possible to combat the effects of the climate emergency and make for more livable neighbourhoods (shade, moisture retention, beauty, wildlife/birds, traffic noise dampening, air quality improvements, etc.). All of these massive developments in the neighbourhood threaten to reduce tree, shrub, and forb cover as well as reduce permeable surfaces for water infiltration. What are developments doing to adequately mitigate and counter these effects? on Linkedin Email Will the street trees planted along Fraser Street and East Broadway be species that will grow to be as large as the mature canopy on 10th Avenue in this neighbourhood? We need as much urban tree canopy as possible to combat the effects of the climate emergency and make for more livable neighbourhoods (shade, moisture retention, beauty, wildlife/birds, traffic noise dampening, air quality improvements, etc.). All of these massive developments in the neighbourhood threaten to reduce tree, shrub, and forb cover as well as reduce permeable surfaces for water infiltration. What are developments doing to adequately mitigate and counter these effects? link

    Will the street trees planted along Fraser Street and East Broadway be species that will grow to be as large as the mature canopy on 10th Avenue in this neighbourhood? We need as much urban tree canopy as possible to combat the effects of the climate emergency and make for more livable neighbourhoods (shade, moisture retention, beauty, wildlife/birds, traffic noise dampening, air quality improvements, etc.). All of these massive developments in the neighbourhood threaten to reduce tree, shrub, and forb cover as well as reduce permeable surfaces for water infiltration. What are developments doing to adequately mitigate and counter these effects?

    millie asked 5 months ago

    Thanks for your question. The City of Vancouver has an Urban Forest Strategy, that you can view here: https://vancouver.ca/files/cov/urban-forest-strategy.pdf 

    The Urban Forest Strategy seeks to protect and strengthen Vancouver’s urban forest and tree canopy. Also, 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. Progress of the Urban Forest Strategy can be found here: https://vancouver.ca/parks-recreation-culture/urban-forest-strategy.aspx

    For each rezoning project, a detailed tree assessment and retention report is required as part of a subsequent development permit application. Staff will review these materials and provide conditions to retain and protect trees, wherever possible. This process allows for a coordinated assessment of tree retention and replacement with the proposed form of development. The Plant list should include the common and botanical name, size and quantity of all existing/ proposed plant material. Plant material should be clearly illustrated on the Landscape Plan and keyed to the Plant List. The landscape plan should include the public realm treatment (to the curb) and all existing or proposed street trees, adjoining walkways, surface materials, PMT/Vista transformers and public utilities such as lamp posts, hydro poles, fire hydrants.

    Tree species, final spacing, quantity and location are to be made to the satisfaction of the General Manager of Engineering Services. Tree species to the approval of the City Arborist. New trees must be of good standard, minimum 6 cm caliper, and installed with approved root barriers, tree guards and appropriate soil volumes. Installation of Engineered Soil may be required to obtain appropriate soil volumes based on site conditions. Street tree planting to include appropriate soil volumes and approved root barriers of rigid construction, 8 in. long and 18 in. deep, centre on each street tree adjacent to the sidewalk and any off-street bike facility. Installation of Engineered Soil under new sidewalks may be required to obtain appropriate soil volumes based on site conditions. Planting depth of root ball must be below sidewalk grade. Park Board will inspect for inspection after tree planting completion.

  • Share Is the shadow study for March 19 at 10am correct? The length of the shadow looks to be a tad short. According the NOAA Solar Calculator (https://gml.noaa.gov/grad/solcalc/), the height of the sun above the horizon is 24.71 degrees. A building with a 167.69 ft. (51.11m) height would cast a shadow of 111.06m or 364.4 ft in length. The illustration seems to depict a shorter than expected shadow at this time. You might also wish to check the noon time and the fall equinox. The direction of the shadow study doesn’t match NOAA’s result of 122.57 degrees for the Azimuth either. on Facebook Share Is the shadow study for March 19 at 10am correct? The length of the shadow looks to be a tad short. According the NOAA Solar Calculator (https://gml.noaa.gov/grad/solcalc/), the height of the sun above the horizon is 24.71 degrees. A building with a 167.69 ft. (51.11m) height would cast a shadow of 111.06m or 364.4 ft in length. The illustration seems to depict a shorter than expected shadow at this time. You might also wish to check the noon time and the fall equinox. The direction of the shadow study doesn’t match NOAA’s result of 122.57 degrees for the Azimuth either. on Twitter Share Is the shadow study for March 19 at 10am correct? The length of the shadow looks to be a tad short. According the NOAA Solar Calculator (https://gml.noaa.gov/grad/solcalc/), the height of the sun above the horizon is 24.71 degrees. A building with a 167.69 ft. (51.11m) height would cast a shadow of 111.06m or 364.4 ft in length. The illustration seems to depict a shorter than expected shadow at this time. You might also wish to check the noon time and the fall equinox. The direction of the shadow study doesn’t match NOAA’s result of 122.57 degrees for the Azimuth either. on Linkedin Email Is the shadow study for March 19 at 10am correct? The length of the shadow looks to be a tad short. According the NOAA Solar Calculator (https://gml.noaa.gov/grad/solcalc/), the height of the sun above the horizon is 24.71 degrees. A building with a 167.69 ft. (51.11m) height would cast a shadow of 111.06m or 364.4 ft in length. The illustration seems to depict a shorter than expected shadow at this time. You might also wish to check the noon time and the fall equinox. The direction of the shadow study doesn’t match NOAA’s result of 122.57 degrees for the Azimuth either. link

    Is the shadow study for March 19 at 10am correct? The length of the shadow looks to be a tad short. According the NOAA Solar Calculator (https://gml.noaa.gov/grad/solcalc/), the height of the sun above the horizon is 24.71 degrees. A building with a 167.69 ft. (51.11m) height would cast a shadow of 111.06m or 364.4 ft in length. The illustration seems to depict a shorter than expected shadow at this time. You might also wish to check the noon time and the fall equinox. The direction of the shadow study doesn’t match NOAA’s result of 122.57 degrees for the Azimuth either.

    MarxistAwakening asked 5 months ago

    Thank you for your question. You are correct that the City is usually using the shadow on March 21st. Therefore, while what the applicant is showing in the booklet differs slightly as you describe in your question, the difference does not affect the overall result of the review.

  • Share Can the developer elaborate on why there is separate entrances based on income? Segregation in this day and age is crazy on Facebook Share Can the developer elaborate on why there is separate entrances based on income? Segregation in this day and age is crazy on Twitter Share Can the developer elaborate on why there is separate entrances based on income? Segregation in this day and age is crazy on Linkedin Email Can the developer elaborate on why there is separate entrances based on income? Segregation in this day and age is crazy link

    Can the developer elaborate on why there is separate entrances based on income? Segregation in this day and age is crazy

    Redmond asked 5 months ago

    Thank you for your question. Staff review is still ongoing but as the social housing units will be delivered turnkey to the City in a separate air space parcel, having two entrances etc  is operationally necessary. However, following application review, staff may make recommendations for revisions and/or improvements if needed. 

    We also forwarded the question to the applicant and this their response:

    As the two types of housing will be owned and operated independently-the Social Housing by the City and the Strata Market housing by private entity-this requires two separate legal addresses and subsequently unique entrances, elevators, postal drop off and garbage / loading.

  • Share how many parking spaces are being planned ?? on Facebook Share how many parking spaces are being planned ?? on Twitter Share how many parking spaces are being planned ?? on Linkedin Email how many parking spaces are being planned ?? link

    how many parking spaces are being planned ??

    adlamo asked 5 months ago

    Thank you for your comment and question.  This application currently proposes 125 vehicle parking spaces, three loading spaces, and 293 bicycle parking spaces, within four levels of underground parking.  Staff will review this amount and determine if it meets the requirements of the City’s Parking By-law, for parking and loading spaces.  A Transportation Demand Management Plan has also been submitted, which provides suggested strategies for reducing parking demand.  Following application review, staff may make recommendations for revisions and/or improvements if needed, to be incorporated into the project at Development Permit stage.

  • Share Where will the tenants in the existing condos be housed during the development given the lack of vacancies in the area? on Facebook Share Where will the tenants in the existing condos be housed during the development given the lack of vacancies in the area? on Twitter Share Where will the tenants in the existing condos be housed during the development given the lack of vacancies in the area? on Linkedin Email Where will the tenants in the existing condos be housed during the development given the lack of vacancies in the area? link

    Where will the tenants in the existing condos be housed during the development given the lack of vacancies in the area?

    Redmond asked 5 months ago

    The Broadway Plan includes enhanced rental tenant protection policies for renters living in the Broadway Plan area. These enhanced protections build upon existing city-wide rental protection policies contained in the Tenant Relocation and Protection (TRP) Policy, amended June, 2019. Under these combined policies, the minimum requirements for eligible renters on this site include: 

    • Payment for moving expenses;
    • Assistance with identifying alternate accommodations;
    • Right of First Refusal to move into Social Housing in the new building, subject to income eligibility; 
    • A choice of either
      1. Compensation in the form of free rent based on length of tenancy, or 
      2. For tenants wishing to exercise their Right of First Refusal, a temporary rent-top for the time you are in interim housing to mitigate any rent increases while you wait to return to the new building.
    • Additional support or assistance for renters facing additional barriers to housing (e.g. low-income, people with disabilities, seniors).

    As mentioned above, this project is including 20% social housing units per the Broadway Plan, in combination with strata residential units. The social housing units will be provided turnkey to the City at occupancy. The City will lease to a non-profit who will operate it for a 30 or 60 year term. Income testing will be required for returning tenants to assess their eligibility for the Social Housing units. Eligible tenants will have household incomes at or below Housing Income Limits (HILs) and up to Low and Moderate Income Limits. 

    Reasonable effort should be made to provide 3 options that best meet the tenant’s identified priorities, one of which may be a specific neighbourhood. All options should be in Vancouver unless otherwise specified by the tenant. Best practice is for the applicant to work with the tenant to understand what their priorities are and develop a mutual understanding of what areas of the city they are most interested in.

  • Share The building is designed so that the residents get full sun exposure in the recreational areas but in turn block all natural light from the surrounding buildings. Has there been any thought put in to this and in a case like this shouldn’t the higher tower be put on the west side where it doesn’t completely overshadow buildings behind it? on Facebook Share The building is designed so that the residents get full sun exposure in the recreational areas but in turn block all natural light from the surrounding buildings. Has there been any thought put in to this and in a case like this shouldn’t the higher tower be put on the west side where it doesn’t completely overshadow buildings behind it? on Twitter Share The building is designed so that the residents get full sun exposure in the recreational areas but in turn block all natural light from the surrounding buildings. Has there been any thought put in to this and in a case like this shouldn’t the higher tower be put on the west side where it doesn’t completely overshadow buildings behind it? on Linkedin Email The building is designed so that the residents get full sun exposure in the recreational areas but in turn block all natural light from the surrounding buildings. Has there been any thought put in to this and in a case like this shouldn’t the higher tower be put on the west side where it doesn’t completely overshadow buildings behind it? link

    The building is designed so that the residents get full sun exposure in the recreational areas but in turn block all natural light from the surrounding buildings. Has there been any thought put in to this and in a case like this shouldn’t the higher tower be put on the west side where it doesn’t completely overshadow buildings behind it?

    Redmond asked 5 months ago

    Thank you for your question. Staff review is currently under way and we will take this into consideration.

    We also forwarded the question to the applicant, and this is their response:

    The building is placed so that the majority of shadowing occurs on Broadway. See shadow study for spring equinox and summer solstice below.

  • Share Will the existing small businesses that add much needed services and amenities to an area with many boarded up spaces be given space in the new building? on Facebook Share Will the existing small businesses that add much needed services and amenities to an area with many boarded up spaces be given space in the new building? on Twitter Share Will the existing small businesses that add much needed services and amenities to an area with many boarded up spaces be given space in the new building? on Linkedin Email Will the existing small businesses that add much needed services and amenities to an area with many boarded up spaces be given space in the new building? link

    Will the existing small businesses that add much needed services and amenities to an area with many boarded up spaces be given space in the new building?

    Redmond asked 5 months ago

    Thank you for your question, which has been asked before. Here is a copy of the response:

    The question was forwarded to the applicant, this was their response:
    We have engaged a 3rd party consultant to assist with the relocation of the commercial tenants if that is of interest to the tenant. Options to relocate back into the new development are limited as the new retail space is proposed to be only approx. 4,200 sq. ft. but tenants are encouraged to explore this option, again, if of interest to them. In addition to our support, commercial tenants also have full access to the Commercial Tenant Assistance Program (CTAP) made available by the City of Vancouver to offer support for relocation planning and decision making as it pertains to redevelopment. 

    Background on CTAP:
    The Commercial Tenant Assistance Program (CTAP) offers support for relocation planning and decision making for a variety of tenants, but especially those impacted by redevelopment in the City of Vancouver. CTAP ensures that all commercial tenants have equal access to reliable and consistent relocation planning and information. CTAP is for all commercial tenants having to relocate for any reason. CTAP offers resource guides that are intended as a first step for commercial tenants to plan their relocation and where to find support. An overview of the guides is provided below:

    1. Commercial Tenant Basics
    • What is a commercial tenant? 
    • Are there legal protections/regulations?
    1. Commercial Lease Negotiation
    • What is a commercial lease? 
    • Notification Period, Renewal, Termination, and other common clauses and best practices
    1. Relocation and Finding a New Space
    • Best practices and first steps
    • Options, timing, step-by-step guide
    • Finding a new space: making sure it is a good fit
    • Renovating your new space
    1. Redevelopment Process
    • Timeline and process
    • Rezoning, zoning, development explained 
    • The redevelopment process and timeline as a graphic
    • Information on building and development permits
    1. Navigating City Processes
    • Information on business permits and licenses as they relate to relocation
    1. Support, Resources, Glossary


    All the above information is available in English, Chinese (traditional and simplified), Punjabi, Tagalog, and Vietnamese. To access these guides and for more information on CTAP, please visit: https://vancouver.ca/CTAP

  • Share Has there been any consideration given to how this tower will be the only one in the immediate area and will tower over everything in its surrounding area creating huge shadows etc.. been taken into account? on Facebook Share Has there been any consideration given to how this tower will be the only one in the immediate area and will tower over everything in its surrounding area creating huge shadows etc.. been taken into account? on Twitter Share Has there been any consideration given to how this tower will be the only one in the immediate area and will tower over everything in its surrounding area creating huge shadows etc.. been taken into account? on Linkedin Email Has there been any consideration given to how this tower will be the only one in the immediate area and will tower over everything in its surrounding area creating huge shadows etc.. been taken into account? link

    Has there been any consideration given to how this tower will be the only one in the immediate area and will tower over everything in its surrounding area creating huge shadows etc.. been taken into account?

    Redmond asked 5 months ago

    Thank you for sharing your feedback on this rezoning application, which is being considered under the Broadway Plan. This application is in the public consultation and staff review stage. During the Q&A period, staff shares information about the proposal, listens to concerns and gets input from the public, while providing clarifications on the proposal or enabling policy. The feedback, input and concerns will inform the staff review of the rezoning application. Following the review stage, staff will summarize all feedback received and include it in a Public Input Summary, as part of a future Council Report. This feedback will be shared with Council as part of their consideration of the proposal at a future Public Hearing.  

    Generally, receiving an application and processing it does not indicate staff support for all aspects of the proposal. In many cases, issues with rezoning applications are remedied during the review process that is currently under way for both projects and the final report to Council outlines the form of development that staff support at that time. However, this project has been received under the Broadway Plan (https://guidelines.vancouver.ca/policy-plan-broadway.pdf#page=230) which allows consideration of 18-storey buildings for this subarea. As this project is located directly on Broadway, the intent is to strengthen this section of Broadway with new housing opportunities in mixed-use development

  • Share What will be happening with the business’s currently operating on this block? Are they being offered a fair price to join the development? They are cornerstones of this neighbourhood and honestly I’m skeptical of what building these units here will do to help, will they be affordable? on Facebook Share What will be happening with the business’s currently operating on this block? Are they being offered a fair price to join the development? They are cornerstones of this neighbourhood and honestly I’m skeptical of what building these units here will do to help, will they be affordable? on Twitter Share What will be happening with the business’s currently operating on this block? Are they being offered a fair price to join the development? They are cornerstones of this neighbourhood and honestly I’m skeptical of what building these units here will do to help, will they be affordable? on Linkedin Email What will be happening with the business’s currently operating on this block? Are they being offered a fair price to join the development? They are cornerstones of this neighbourhood and honestly I’m skeptical of what building these units here will do to help, will they be affordable? link

    What will be happening with the business’s currently operating on this block? Are they being offered a fair price to join the development? They are cornerstones of this neighbourhood and honestly I’m skeptical of what building these units here will do to help, will they be affordable?

    Scott ouellette asked 5 months ago

    Thank you for your question. The question was forwarded to the applicant, this was their response:

    We have engaged a 3rd party consultant to assist with the relocation of the commercial tenants if that is of interest to the tenant. Options to relocate back into the new development are limited as the new retail space is proposed to be only approx. 4,200 sq. ft. but tenants are encouraged to explore this option, again, if of interest to them. In addition to our support, commercial tenants also have full access to the Commercial Tenant Assistance Program (CTAP) made available by the City of Vancouver to offer support for relocation planning and decision making as it pertains to redevelopment. 

    Background on CTAP:
    The Commercial Tenant Assistance Program (CTAP) offers support for relocation planning and decision making for a variety of tenants, but especially those impacted by redevelopment in the City of Vancouver. CTAP ensures that all commercial tenants have equal access to reliable and consistent relocation planning and information. CTAP is for all commercial tenants having to relocate for any reason. CTAP offers resource guides that are intended as a first step for commercial tenants to plan their relocation and where to find support. An overview of the guides is provided below: 

    1. Commercial Tenant Basics
    • What is a commercial tenant? 
    • Are there legal protections/regulations?
    1. Commercial Lease Negotiation
    • What is a commercial lease? 
    • Notification Period, Renewal, Termination, and other common clauses and best practices
    1. Relocation and Finding a New Space
    • Best practices and first steps
    • Options, timing, step-by-step guide
    • Finding a new space: making sure it is a good fit
    • Renovating your new space
    1. Redevelopment Process
    • Timeline and process
    • Rezoning, zoning, development explained 
    • The redevelopment process and timeline as a graphic
    • Information on building and development permits
    1. Navigating City Processes
    • Information on business permits and licenses as they relate to relocation
    1. Support, Resources, Glossary


    All the above information is available in English, Chinese (traditional and simplified), Punjabi, Tagalog, and Vietnamese. To access these guides and for more information on CTAP, please visit: https://vancouver.ca/CTAP

Page last updated: 01 Oct 2024, 10:59 AM