1780 E Broadway rezoning application

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The Public Hearing item originally scheduled for Thursday, July 7, 2022 has been postponed until further notice.

Revised Application (November 2, 2021)

To rezone the site from C-3A (Commercial) to CD-1 (Comprehensive Development). The proposal is to allow for a mixed-use development with three residential towers, ranging in height from 24 to 29 storeys above a retail plinth, at a density of 5.70 FSR. This proposal includes:

  • 438 secured rental units, including 93 units at below-market rates, and 215 strata residential units
  • A floor area of 55,989 sq. m. (602,662 sq. ft.)
  • Commercial retail space at grade including a large format grocery store
  • Office and commercial/fitness spaces within the podium levels
  • 1,858 sq. m (20,000 sq. ft.) public plaza running parallel to the SkyTrain station
  • 446 vehicle parking spaces and 1,390 bicycle spaces

This is a revised application from a previous proposal submitted on September 2, 2020. Key changes from the previous version include:

  • Reduction of building height by one-storey on each of the residential towers
  • Reduction to the overall proposed density (FSR)
  • Increased area for the public plaza
  • Increase to the number of proposed below-market units
  • Refinements to the overall massing and form of development

The application is being considered under the Grandview Woodland Community Plan.

Revised Application (September 2, 2020)

The previous version of the application, submitted on September 2, 2020, consisted of a mixed-use development with three residential towers, ranging in height from 25 to 30 storeys above a retail plinth with:

  • 452 secured rental units and 236 strata residential units
  • A floor area of 59,298 sq. m (638,278 sq. ft.)
  • Commercial retail space at-grade including a large format grocery store
  • Office and commercial spaces, as well as a childcare facility within the podium levels
  • Public plaza running parallel to the SkyTrain station
  • 486 vehicle parking spaces and 1360 bicycle parking spaces

Rezoning Application (June 12, 2019)

The original rezoning application, submitted on June 12, 2019, consisted of a mixed-use development with residential (including strata, rental and social housing units), retail, office a childcare facility and a new public plaza with:

  • Commercial retail space at grade including a large format grocery store
  • Three residential towers, ranging in height from 24 to 30 storeys above the retail plinth
  • A childcare facility
  • A public plaza running parallel to the SkyTrain station
  • A Floor area of approximately 57,673 sq. m (620,784 sq. ft.)

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 Public Hearing item originally scheduled for Thursday, July 7, 2022 has been postponed until further notice.

Revised Application (November 2, 2021)

To rezone the site from C-3A (Commercial) to CD-1 (Comprehensive Development). The proposal is to allow for a mixed-use development with three residential towers, ranging in height from 24 to 29 storeys above a retail plinth, at a density of 5.70 FSR. This proposal includes:

  • 438 secured rental units, including 93 units at below-market rates, and 215 strata residential units
  • A floor area of 55,989 sq. m. (602,662 sq. ft.)
  • Commercial retail space at grade including a large format grocery store
  • Office and commercial/fitness spaces within the podium levels
  • 1,858 sq. m (20,000 sq. ft.) public plaza running parallel to the SkyTrain station
  • 446 vehicle parking spaces and 1,390 bicycle spaces

This is a revised application from a previous proposal submitted on September 2, 2020. Key changes from the previous version include:

  • Reduction of building height by one-storey on each of the residential towers
  • Reduction to the overall proposed density (FSR)
  • Increased area for the public plaza
  • Increase to the number of proposed below-market units
  • Refinements to the overall massing and form of development

The application is being considered under the Grandview Woodland Community Plan.

Revised Application (September 2, 2020)

The previous version of the application, submitted on September 2, 2020, consisted of a mixed-use development with three residential towers, ranging in height from 25 to 30 storeys above a retail plinth with:

  • 452 secured rental units and 236 strata residential units
  • A floor area of 59,298 sq. m (638,278 sq. ft.)
  • Commercial retail space at-grade including a large format grocery store
  • Office and commercial spaces, as well as a childcare facility within the podium levels
  • Public plaza running parallel to the SkyTrain station
  • 486 vehicle parking spaces and 1360 bicycle parking spaces

Rezoning Application (June 12, 2019)

The original rezoning application, submitted on June 12, 2019, consisted of a mixed-use development with residential (including strata, rental and social housing units), retail, office a childcare facility and a new public plaza with:

  • Commercial retail space at grade including a large format grocery store
  • Three residential towers, ranging in height from 24 to 30 storeys above the retail plinth
  • A childcare facility
  • A public plaza running parallel to the SkyTrain station
  • A Floor area of approximately 57,673 sq. m (620,784 sq. ft.)

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 virtual open house and Q&A has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from November 15 to December 5, 2021. Please note that the comment portal will remain open after the closing of the virtual open house. The Rezoning Planner can also be contacted directly for any further feedback or questions. 

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.

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    In your answers to questioners, you often tell people to read the posted material for answers. I have read the material and I note that the Transportation Assessment Study (TAMS) is seriously out of date. Although this document was submitted in September 2021, the latest date for data collection is in 2018, and most of the report is based on field studies from Nov. 2016. It seems that it has not been updated since the previous proposal that was rejected. The most noticeable errors are in the traffic flow diagrams that show 2 way traffic on 10th Ave. Images 3.5 - 3.7 following page 46. The study claims there is parking available on 10th Ave, although there is not. It is now a one way street (E >W) with a bike lane. In the plan, residents and deliveries that are not to Safeway enter the site through an entrance off of 10th Ave. On page i, the report predicts 3-5 vehicles per minute on average during peak periods for all entries. With a maximum of 461 parking stalls provided and the Peak Hour vehicles listed as up to 343 entering during PM peak hour -- Where will they park? How many vehicles are projected to enter via 10th Ave? How will the Broadway traffic be impacted by the proposed traffic light on Broadway? This light is proposed on the middle of a bridge - does zoning allow that? When large semi-trucks are turning left into the site, they often block both lanes of traffic by turning widely from the inside lane. How will this impact the busy Broadway corridor? Is an updated TAMS report required before this proposal goes to Council?

    vixmusic01 asked about 1 year ago

    As part of the rezoning process, Engineering staff include a review of the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site. This includes reviewing the Transportation Assessment and Management Study (TAMS) provided by the applicant. Staff will be requiring an updated TAMS which reflects the current development proposal and current roadway network. Impacts to the adjacent roadways will be studied with all loading and maneuvering taking place on-site. 

    Generally, the development site is well-located to encourage reduced vehicle trip demand. The site is in proximity to transit (Expo and Millennium Lines), and cycling infrastructure (10th Avenue and Central Valley Greenway). The site is also proposing to provide a transportation demand management (TDM) plan which further reduces the site’s vehicle trip and parking demand.

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    How is this new development going to support enhanced pedestrian experience and safety with wider sidewalks and intersection improvements. Broadway is an emergency response route. How is this new development supporting traffic flow when the plan is to add Safeway loading and unloading, plus traffic from commercial businesses to traffic flow on Broadway?

    CT Wong asked about 1 year ago

    As part of the rezoning process, Engineering staff include a review of the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site. Impacts to the adjacent roadways, taking into account road designations, will be studied, with all loading and maneuvering taking place on-site. 

    Generally, the proposed development site is well-located to encourage reduced vehicle trip demand. The site is in proximity to transit (Expo and Millennium Lines), and cycling infrastructure (10th Ave and Central Valley Greenway). The site is also proposing to provide a transportation demand management (TDM) plan which further reduces the site’s vehicle trip and parking demand. 

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    How much room will there be on the sidewalks along the north side of Commercial, and the south side of 10th? The sidewalk looks extremely narrow. Will they be wide enough to manage east-west pedestrian and cyclist traffic between the Skytrain station and various amenities to the east, such as the CVG, and Victoria drive? Will the city be providing additional sidewalk width along Broadway to support pedestrian traffic volumes?

    JeffT asked about 1 year ago

    As part of the rezoning process, Engineering staff include a review of the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.

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    Are all these revisions really necessary? It has been two years since this application was first submitted, so why not just leave the decision in City Council's hands already?

    Tavia asked about 1 year ago

    The rezoning process requires that rezoning applications are comprehensively reviewed which includes consideration of Council-approved plans (i.e. the Grandview-Woodland Community Plan), policies, and guidelines as well as input from the public, advisory committees, and other City departments. At times, additional information and/or resubmissions may be required to complete the review. In this case the applicant has provided a revised submission which aims to more closely align with the Plan. This revised proposal is currently under review. The result of the review is a report for City Council that analyzes an application, summarizes the feedback received, and recommends to refer an application to a public hearing and whether to approve or refuse the application. The report may also set legal conditions and design requirements for approving an application. At this time no recommendation has been put forward by staff and input is still being received and considered.

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    Why was the childcare removed?

    sdlb asked about 1 year ago

    While the Grandview-Woodland Community Plan highlights a need for expanded childcare facilities in the area, a childcare facility is not required at this location. In the revised submission the applicant removed the previously proposed private childcare facility thereby reducing the overall density and also reducing the massing of the podium to align more closely with the Plan direction for the site. This rezoning application is currently under review.

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    The population forecasts for Grandview Woodland do not support the need for highrises in this neighborhood. Please tell me the source of your information so I can confirm. Thank you.

    CT Wong asked about 1 year ago

    The Grandview-Woodland Community Plan generally used census data with the 2011 data being the most recent available at the time of the planning process. Through the lifespan of the Plan (2016-2041), the Grandview-Woodland planning area is estimated to grow by about 9,500 people, from a population of approximately 34,000 to 43,500. Planning policy aims to distribute this growth in residential areas throughout the neighbourhood, though a significant portion of this growth is to take place in both the Broadway/Commercial and Hastings sub-areas.

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    Previous questions have defined the low market rent suites as the only financial concession to assist the people of Vancouver to live in the building. A recent Tyee news article talked about 93 below-market rental units (for households making less than $80,000 a year) included in the proposal for this project Who decides which renters receive these suites? I notice that many proposals in the City of Vancouver list this type of "Below-market" or in this case "low end of market" housing. Is there a system in place to award these units? If so, can you describe it? There are many people who would qualify as making less than $80,000 per year who may apply for a rental unit. Is there any supervision by the City of Vancouver to make sure that these units are provided and continued for the life of the building as promised ?

    vixmusic01 asked about 1 year ago

    The applicant will be required to enter into special form of Legal agreement, known as a Housing Agreement, with the city to secure all rental units, including the market and below-market rental units, as rental housing secured for the greater of 60 years or the life of the building. 

    The below-market rental units would be owned and operated by the developer. It will be up to the developer to tenant these units. However the Housing Agreement will require that the units are tenanted based on specific eligibility criteria. These criteria will require that for new tenants, annual household income cannot exceed 4 times the annual rent for the unit, and there must be at least one occupant per bedroom. The applicant will be required to report to the City on the operation of the below-market rental units on an annual basis, including a rent roll for the below-market units and a summary of tenant eligibility. This allows City staff to confirm that the units are being operated as agreed. 

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    Where are the different types of units situated? Would the below-market rental and strata units be mixed or in different buildings with distinct entrances? Could the below-market rentals be made available at the top of the buildings?

    lpaul asked about 1 year ago

    As proposed, the strata residential units are in Tower A and secured market rental and below-market rental units in Towers B and C. The below-market component is proposed within the podium levels of Towers B and C (see the application Design Rationale pg. 13 section 4.3.6 for more detail and illustration). The below-market housing component is under review.

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    The proposal includes building a bridge onto Grandview Cut and destroying existing habitat to this wildlife corridor. How are these actions supporting Vancouver's Greenest City Action Plan and climate change? Also, how does the building of highrise concrete buildings support carbon capture? What plans does the city have to require the developer to use carbon neutral construction materials and practices? Will the city be requiring the developer to use local suppliers should construction begin?

    CT Wong asked about 1 year ago

    Thank you for your questions. Regarding the bridging of the Grandview Cut the rezoning application submission includes an Environmental Assessment Report related to the proposed bridging which is under review. As well, the Green Buildings Policy for Rezonings requires that rezoning applications satisfy either the near zero emissions buildings or low emissions green buildings conditions within the policy. This application is pursuing the low emissions green buildings requirements which include limits on heat loss, energy use, and greenhouse gases, and drawing on industry best practices to create more efficient, healthy and comfortable homes and workplaces. 

    Regarding local suppliers should construction begin, projects with over 45,000 sq. m of floor space are subject to a mandatory Community Benefit Agreement (CBA). Projects that have a CBA must demonstrate best efforts in meeting the following:

    • Making 10% of new jobs available to people in Vancouver first, specifically those who are equity-seeking
    • Procuring a minimum of 10% of material goods and services from third party certified social impact and/or equity seeking businesses, with a priority on Vancouver businesses 
    • Attaining 10% procurement of materials, prioritizing goods and services from Vancouver companies, then companies located in Metro Vancouver, then British Columbia


    This rezoning application is currently under review. 

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    What are the community amenities included in this development? They are not self evident. Thank you.

    CT Wong asked about 1 year ago

    As per the Grandview-Woodland Community Plan, this site is subject to a negotiated Community Amenity Contribution (CAC) approach and that process is ongoing. In general, the proposal includes a public plaza, 438 secured rental units including 93 units at below-market rates, a large format grocery store, and other retail, restaurant and job space. This rezoning application is currently under review and input is still being received and considered.

Page last updated: 12 Aug 2022, 01:14 PM