1395 W Broadway rezoning application

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The City of Vancouver has received an application to rezone the subject site from C-3A (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 24-storey office building and includes:

  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 9.0;
  • A building height of 97.0 m (319.8 ft.); and
  • 274 vehicle parking spaces and 187 bicycle parking spaces.

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-3A (Commercial) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 24-storey office building and includes:

  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 9.0;
  • A building height of 97.0 m (319.8 ft.); and
  • 274 vehicle parking spaces and 187 bicycle parking spaces.

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 September 13, 2023 to September 26, 2023. 

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 Although the 1395 West Broadway falls within the Broadway Shoulder Area West (FBSA) area of the Broadway Plan, and The Plan enables a choice of uses at this location, including office, hotel, and/or residential uses. This application for a primarily office building with commercial uses Only. Housing affordability is also a key goal. How is development of a high rise office building also consistent with the Broadway Plan given that there is currently less than a 1.1% vacancy rate for rental properties in Vancouver and a 10% vacancy rate for commercial real estate. This application must consider housing as part of its development strategy to meet the objectives and vision of the Plan for the Broadway Shoulder Area West area of the Plan. on Facebook Share Although the 1395 West Broadway falls within the Broadway Shoulder Area West (FBSA) area of the Broadway Plan, and The Plan enables a choice of uses at this location, including office, hotel, and/or residential uses. This application for a primarily office building with commercial uses Only. Housing affordability is also a key goal. How is development of a high rise office building also consistent with the Broadway Plan given that there is currently less than a 1.1% vacancy rate for rental properties in Vancouver and a 10% vacancy rate for commercial real estate. This application must consider housing as part of its development strategy to meet the objectives and vision of the Plan for the Broadway Shoulder Area West area of the Plan. on Twitter Share Although the 1395 West Broadway falls within the Broadway Shoulder Area West (FBSA) area of the Broadway Plan, and The Plan enables a choice of uses at this location, including office, hotel, and/or residential uses. This application for a primarily office building with commercial uses Only. Housing affordability is also a key goal. How is development of a high rise office building also consistent with the Broadway Plan given that there is currently less than a 1.1% vacancy rate for rental properties in Vancouver and a 10% vacancy rate for commercial real estate. This application must consider housing as part of its development strategy to meet the objectives and vision of the Plan for the Broadway Shoulder Area West area of the Plan. on Linkedin Email Although the 1395 West Broadway falls within the Broadway Shoulder Area West (FBSA) area of the Broadway Plan, and The Plan enables a choice of uses at this location, including office, hotel, and/or residential uses. This application for a primarily office building with commercial uses Only. Housing affordability is also a key goal. How is development of a high rise office building also consistent with the Broadway Plan given that there is currently less than a 1.1% vacancy rate for rental properties in Vancouver and a 10% vacancy rate for commercial real estate. This application must consider housing as part of its development strategy to meet the objectives and vision of the Plan for the Broadway Shoulder Area West area of the Plan. link

    Although the 1395 West Broadway falls within the Broadway Shoulder Area West (FBSA) area of the Broadway Plan, and The Plan enables a choice of uses at this location, including office, hotel, and/or residential uses. This application for a primarily office building with commercial uses Only. Housing affordability is also a key goal. How is development of a high rise office building also consistent with the Broadway Plan given that there is currently less than a 1.1% vacancy rate for rental properties in Vancouver and a 10% vacancy rate for commercial real estate. This application must consider housing as part of its development strategy to meet the objectives and vision of the Plan for the Broadway Shoulder Area West area of the Plan.

    sclynch00 asked 9 months ago

    The Broadway Plan, adopted by Council in 2022 is a 30-year plan focusing on opportunities to integrate new housing, jobs, and amenities around the new Broadway Subway in parts of Kitsilano, Fairview, and Mount Pleasant.

    The overall land use structure of the plan is based on five generalized land-use categories including Residential Apartment Areas, Mixed-use Areas, Broadway Choice-of-Use Areas, Office Districts and Industrial and Employment Areas. 

    This application falls within the FBSA area of the Broadway Plan where “Choice of Use” is specified.  Here, applicants have a choice of developing office/hotel or residential development, or a mix of both, with accompanying retail/service use. Over the long term there will still be a need to grow the supply of office, particularly in strategic locations close to rapid transit such as this site. 

    Staff expect the Plan will deliver significant new supply of rental housing, including below-market rental, along Broadway and close to the new transit stations. For example, there are currently Broadway Plan rezoning applications for hundreds of new units of rental housing at 523-549 E 10th Ave., 2096 W Broadway, and 130 W Broadway (see: https://www.shapeyourcity.ca/rezoning), and we expect to see more rental projects along Broadway in the near future.

  • Share Being a very close neighbour to this new development, I have questions about the following issues: 1) I am curious about the reflective glare of the sun off the glass windows of the building during certain times of the day and whether it would increase the heat within our nearby townhouse units (which can reach up to 32 degrees indoors in the summer) through skylights and windows. Would this be an issue? 2) I am concerned that having suffered through five years of construction with the Skytrain projects, that the construction of this building would make getting in and out of the area by car even more difficult. Would Hemlock be blocked off for construction? It's the most expedient way up to 16th Avenue without having to turn left onto Granville or go out of the way to Fir. How would the traffic be handled at this intersection during construction (which would probably be lengthy) given that Granville Broadway is difficult to use, especially during rush hours? 3) What is the anticipated timeline of the project - would it commence before the opening of the Skytrain station or after? How long is it expected to last? Thank you. on Facebook Share Being a very close neighbour to this new development, I have questions about the following issues: 1) I am curious about the reflective glare of the sun off the glass windows of the building during certain times of the day and whether it would increase the heat within our nearby townhouse units (which can reach up to 32 degrees indoors in the summer) through skylights and windows. Would this be an issue? 2) I am concerned that having suffered through five years of construction with the Skytrain projects, that the construction of this building would make getting in and out of the area by car even more difficult. Would Hemlock be blocked off for construction? It's the most expedient way up to 16th Avenue without having to turn left onto Granville or go out of the way to Fir. How would the traffic be handled at this intersection during construction (which would probably be lengthy) given that Granville Broadway is difficult to use, especially during rush hours? 3) What is the anticipated timeline of the project - would it commence before the opening of the Skytrain station or after? How long is it expected to last? Thank you. on Twitter Share Being a very close neighbour to this new development, I have questions about the following issues: 1) I am curious about the reflective glare of the sun off the glass windows of the building during certain times of the day and whether it would increase the heat within our nearby townhouse units (which can reach up to 32 degrees indoors in the summer) through skylights and windows. Would this be an issue? 2) I am concerned that having suffered through five years of construction with the Skytrain projects, that the construction of this building would make getting in and out of the area by car even more difficult. Would Hemlock be blocked off for construction? It's the most expedient way up to 16th Avenue without having to turn left onto Granville or go out of the way to Fir. How would the traffic be handled at this intersection during construction (which would probably be lengthy) given that Granville Broadway is difficult to use, especially during rush hours? 3) What is the anticipated timeline of the project - would it commence before the opening of the Skytrain station or after? How long is it expected to last? Thank you. on Linkedin Email Being a very close neighbour to this new development, I have questions about the following issues: 1) I am curious about the reflective glare of the sun off the glass windows of the building during certain times of the day and whether it would increase the heat within our nearby townhouse units (which can reach up to 32 degrees indoors in the summer) through skylights and windows. Would this be an issue? 2) I am concerned that having suffered through five years of construction with the Skytrain projects, that the construction of this building would make getting in and out of the area by car even more difficult. Would Hemlock be blocked off for construction? It's the most expedient way up to 16th Avenue without having to turn left onto Granville or go out of the way to Fir. How would the traffic be handled at this intersection during construction (which would probably be lengthy) given that Granville Broadway is difficult to use, especially during rush hours? 3) What is the anticipated timeline of the project - would it commence before the opening of the Skytrain station or after? How long is it expected to last? Thank you. link

    Being a very close neighbour to this new development, I have questions about the following issues: 1) I am curious about the reflective glare of the sun off the glass windows of the building during certain times of the day and whether it would increase the heat within our nearby townhouse units (which can reach up to 32 degrees indoors in the summer) through skylights and windows. Would this be an issue? 2) I am concerned that having suffered through five years of construction with the Skytrain projects, that the construction of this building would make getting in and out of the area by car even more difficult. Would Hemlock be blocked off for construction? It's the most expedient way up to 16th Avenue without having to turn left onto Granville or go out of the way to Fir. How would the traffic be handled at this intersection during construction (which would probably be lengthy) given that Granville Broadway is difficult to use, especially during rush hours? 3) What is the anticipated timeline of the project - would it commence before the opening of the Skytrain station or after? How long is it expected to last? Thank you.

    SW2 asked 9 months ago

    Regarding building materials and glare:  In addition to a thorough staff review, this application has been referred to the Urban Design Panel Meeting on October 11, 2023. The Urban Design Panel (UDP) advises City Council and staff about development proposals or policies, including major development applications, rezoning applications, and other projects of public interest.  Material assignment including glass type will be confirmed at the development permit stage, at which time members of the public will have further opportunities to provide feedback.

    Regarding construction impact for transportation in the area: Pre-construction the site is required to meet with and coordinate construction and street use 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. Closures of the road or lane are likely to be prohibited and if permitted neighbourhood notification would be required in advance.  Residents are encouraged to file complaints of prohibited activity or street use with 3.1.1 for staff to investigate. 

    Regarding timelines: Average rezoning timeframes are approximately one year, followed by a development permit process.  Both the development permit process and construction timelines depend on project complexity, and the developers internal timeframes.

  • Share We currently have a dangerous amount of traffic flying down hemlock street from broadway already. With several issues when people try to turn right onto 8th. What precautions and added street lights, stop lights, crossings are being added to account for the choice to put the parking access of an additional 274 vehicles onto 8th avenue. Why is the parking lot not being accessed via broadway which would be substantially safer? Has anyone taken any time to view the Hemlock road traffic. Has anyone taken account of the already dangerous amount of issues with people turning right at the light at 7th into that bottle neck? on Facebook Share We currently have a dangerous amount of traffic flying down hemlock street from broadway already. With several issues when people try to turn right onto 8th. What precautions and added street lights, stop lights, crossings are being added to account for the choice to put the parking access of an additional 274 vehicles onto 8th avenue. Why is the parking lot not being accessed via broadway which would be substantially safer? Has anyone taken any time to view the Hemlock road traffic. Has anyone taken account of the already dangerous amount of issues with people turning right at the light at 7th into that bottle neck? on Twitter Share We currently have a dangerous amount of traffic flying down hemlock street from broadway already. With several issues when people try to turn right onto 8th. What precautions and added street lights, stop lights, crossings are being added to account for the choice to put the parking access of an additional 274 vehicles onto 8th avenue. Why is the parking lot not being accessed via broadway which would be substantially safer? Has anyone taken any time to view the Hemlock road traffic. Has anyone taken account of the already dangerous amount of issues with people turning right at the light at 7th into that bottle neck? on Linkedin Email We currently have a dangerous amount of traffic flying down hemlock street from broadway already. With several issues when people try to turn right onto 8th. What precautions and added street lights, stop lights, crossings are being added to account for the choice to put the parking access of an additional 274 vehicles onto 8th avenue. Why is the parking lot not being accessed via broadway which would be substantially safer? Has anyone taken any time to view the Hemlock road traffic. Has anyone taken account of the already dangerous amount of issues with people turning right at the light at 7th into that bottle neck? link

    We currently have a dangerous amount of traffic flying down hemlock street from broadway already. With several issues when people try to turn right onto 8th. What precautions and added street lights, stop lights, crossings are being added to account for the choice to put the parking access of an additional 274 vehicles onto 8th avenue. Why is the parking lot not being accessed via broadway which would be substantially safer? Has anyone taken any time to view the Hemlock road traffic. Has anyone taken account of the already dangerous amount of issues with people turning right at the light at 7th into that bottle neck?

    RZ asked 9 months ago

    Thank you for taking the time to review the application for 1395 West Broadway.

    Transportation safety for motorists, cyclists, and pedestrians, is a top priority for the City of Vancouver. The City’s Transportation 2040 Plan, accelerated by the Climate Emergency Action Plan, includes directions and policies to make streets safer for walking by limiting the number of new driveways that cross sidewalks. New developments are required to provide access off of laneways, or the lowest classified roadway, to mitigate conflicts with motorists, cyclists, and pedestrians to improve safety. As well, The Broadway Plan (14.7.3) includes policies for traffic-calming infrastructure to reduce vehicle speeds and shortcutting.

    As part of the rezoning process, Engineering staff also review the application with respect to transportation impacts and include development conditions for off-site improvements adjacent to the site where required to improve transportation operations and safety for pedestrians, cyclists, and motorists. The development is well-sited to encourage reduced vehicle trips and parking demand. It is located in close proximity to the frequent transit network (along Broadway and Granville St), cycling infrastructure (existing bikeways along W 7th Ave, W 10th Ave) as well as the future sky train station at Granville & Broadway.

  • Share The City of Vancouver is currently struggling with a lack of affordable housing. Additionally, many businesses have shift to remote or hybrid work environments. This development only includes commercial space. At least a blend of housing and commercial space is needed should this development proceed. Can a mixture of residential units and commercial space be considered for this project? on Facebook Share The City of Vancouver is currently struggling with a lack of affordable housing. Additionally, many businesses have shift to remote or hybrid work environments. This development only includes commercial space. At least a blend of housing and commercial space is needed should this development proceed. Can a mixture of residential units and commercial space be considered for this project? on Twitter Share The City of Vancouver is currently struggling with a lack of affordable housing. Additionally, many businesses have shift to remote or hybrid work environments. This development only includes commercial space. At least a blend of housing and commercial space is needed should this development proceed. Can a mixture of residential units and commercial space be considered for this project? on Linkedin Email The City of Vancouver is currently struggling with a lack of affordable housing. Additionally, many businesses have shift to remote or hybrid work environments. This development only includes commercial space. At least a blend of housing and commercial space is needed should this development proceed. Can a mixture of residential units and commercial space be considered for this project? link

    The City of Vancouver is currently struggling with a lack of affordable housing. Additionally, many businesses have shift to remote or hybrid work environments. This development only includes commercial space. At least a blend of housing and commercial space is needed should this development proceed. Can a mixture of residential units and commercial space be considered for this project?

    Sean Lynch asked 9 months ago

    Thank you for taking the time to review the rezoning application at 1395 West Broadway.

    1395 West Broadway falls within the Broadway Shoulder Area West (FBSA) area of the Broadway Plan.  The Plan enables a choice of uses at this location, including office, hotel, and/or residential uses.  This application for a primarily office building with commercial uses is consistent with the Broadway Plan.

Page last updated: 27 Sep 2023, 08:41 AM