816-860 W 13th Ave and 2915-2925 Willow St rezoning application

Your first two questions have already been asked. Here’s a copy of the earlier responses:

The proposed development is required to comply with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand. It is in close proximity to the frequent transit network (Oak Street, Cambie Street), cycling infrastructure (Heather Street, 10th Avenue), as well as the future sky train station at Oak Street and West Broadway. The Broadway Plan (14.7.3 & 14.7.7) includes policies for traffic-calming infrastructure to reduce vehicle speeds and shortcutting as well as reduced parking minimums within the Broadway Plan area through Transportation Demand Management measures.

The site is within the Fairview Uptown South – Area B (FUSB Policy 9.24) of the Broadway Plan, at this location the Broadway Plan allows consideration of a secured market and below-market rental housing tenure up to a maximum building height of 20 storeys with minor increases in height and density for the delivery of childcare. Neighbouring sites within the Fairview Uptown South – Area B of the Broadway Plan, allows for consideration of similar housing option/tenure and maximum building height, with minor increases in height and density to be considered for the delivery of ground-level local-serving retail/services uses or childcare.

The third question was forwarded to the Applicant, this was their response:

The timing of the project is dependent on many variables throughout the approvals process. At present time, PC urban is targeting construction to begin in 2026 and finish in 2029, using these dates as rough estimates.

Here the City’s webpage for active and archived rezoning applications: Rezoning active and archived applications | Shape Your City Vancouver. Currently there are no active rezoning applications along West 14th Avenue, between Oak Street to Ash Street.

The question was forwarded to the Applicant, this was their response:

Overnight childcare is certainly part of the plan. PC Urban is currently engaged with daycare operators, and working through the process and requirements of 24 hour childcare. At present time, it is too early to be added to a waitlist, but the City will be kept aware of ongoing conversations and when the waitlist opens for childcare services.

The site is within the Vancouver School Broad catchment area of Emily Carr Elementary and Eric Hamber Secondary School. According to the Vancouver School Board (VSB)’s 2020 Long Range Facilities Plan, Emily Carr Elementary will be operating below capacity and Eric Hamber Secondary will be operating below capacity in the coming years, with a utilization rate of 95% and 79% respectively by 2031.

The City coordinates with the VSB to inform decision‑making and reduce enrolment pressure, recognizing that some schools are full, but there is overall surplus capacity within their system. The VSB continues to monitor development and work with City staff to help plan for future growth.

Your question has already been asked. Here’s a copy of the earlier response:

The site is within the Fairview Uptown South – Area B (FUSB Policy 9.24) of the Broadway Plan, at this location the Broadway Plan allows consideration of a secured market and below-market rental housing tenure up to a maximum building height of 20 storeys with minor increases in height and density for the delivery of childcare. Neighbouring sites within the Fairview Uptown South – Area B of the Broadway Plan, allows for consideration of similar housing option/tenure and maximum building height, with minor increases in height and density to be considered for the delivery of ground-level local-serving retail/services uses or childcare.

Section 12.1 of the Broadway Plan outlines tenant stability and protections in the Broadway Plan area.

The Right of first refusal section offers the right of first refusal to existing tenants to return to a new rental unit at a 20% discount to city-wide average market rents by unit type for the City of Vancouver, as published annually in the Canada Mortgage and Housing Corporation (CMHC) Rental Market Report, or at the tenant’s current rent, whichever is less. Further, the Broadway Plan requires all tenants of buildings being demolished for redevelopment to be offered units appropriate for them as defined by CMHC occupancy standards with consideration for tenant preferences and additional needs as identified in the Tenant Needs Assessment at their same rent or provided with a rent top up option as per the policy before issuing a demolition permit.

Your question has already been asked. Here’s a copy of the earlier response:

The proposed development is required to comply with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand. It is in close proximity to the frequent transit network (Oak Street, Cambie Street), cycling infrastructure (Heather Street, 10th Avenue), as well as the future sky train station at Oak Street and West Broadway. The Broadway Plan (14.7.3 & 14.7.7) includes policies for traffic-calming infrastructure to reduce vehicle speeds and shortcutting as well as reduced parking minimums within the Broadway Plan area through Transportation Demand Management measures.

The rezoning application fee paid date was January 9, 2024. The rezoning application booklet contains the rezoning intent, zoning summary, rezoning rationale, and design rationale of the Applicant’s proposal. Staff are currently reviewing the proposal and assessing policy compliance and site-specific conditions. 

Thank you for your comments. Staff will include a summary of comments provided from the public in a Council report if the project proceeds for Council consideration.

The rezoning application project statistics proposes a total of 199 parking spaces, 189 parking spaces are proposed to be underground.

The rezoning application booklet proposes three levels of underground parking accessed from the rear lane.

Your question has already been asked. Here’s a copy of the earlier response:

The proposed development is required to comply with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand. It is in close proximity to the frequent transit network (Oak Street, Cambie Street), cycling infrastructure (Heather Street, 10th Avenue), as well as the future sky train station at Oak Street and West Broadway. The Broadway Plan (14.7.3 & 14.7.7) includes policies for traffic-calming infrastructure to reduce vehicle speeds and shortcutting as well as reduced parking minimums within the Broadway Plan area through Transportation Demand Management measures.