2096 W Broadway & 2560-2576 Arbutus St rezoning application

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We would like your feedback on a rezoning application at 2096 W Broadway & 2560-2576 Arbutus St. The proposal is to allow for the development of a 30-storey mixed use building. The zoning would change from C-3A and C-8 (Commercial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 260 secured rental units, 20% at below market rates;
  • Commercial space on the ground floor;
  • Space for the Ohel Ya’akov Community Kollel;
  • A secondary Broadway Subway station entrance for Arbutus Station;
  • A floor space ratio (FSR) of 11.40;
  • A floor area of 21,444 sq. m (230,819 sq. ft.);
  • A building height of 90.8 m (298.0 ft.) [with additional height for rooftop amenity space]; and
  • 67 vehicle parking spaces and 489 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.


We would like your feedback on a rezoning application at 2096 W Broadway & 2560-2576 Arbutus St. The proposal is to allow for the development of a 30-storey mixed use building. The zoning would change from C-3A and C-8 (Commercial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 260 secured rental units, 20% at below market rates;
  • Commercial space on the ground floor;
  • Space for the Ohel Ya’akov Community Kollel;
  • A secondary Broadway Subway station entrance for Arbutus Station;
  • A floor space ratio (FSR) of 11.40;
  • A floor area of 21,444 sq. m (230,819 sq. ft.);
  • A building height of 90.8 m (298.0 ft.) [with additional height for rooftop amenity space]; and
  • 67 vehicle parking spaces and 489 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 20 to October 3, 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 Will this proposed development provide for wheelchair accessible rentals at a below Market or moderate Market rent rate? If no wheelchair accessible rentals are being considered, why not? Given its immediate proximity to accessible Transit and underground Transit, it makes total sense to have wheelchair accessible rentals in this proposed project. Especially given the lack of wheelchair accessible rental accommodation in the city. What does the city consider to be a moderate rental rate or a moderate income level rate ? In addition will the access to the Parkade for the proposed development block or crossover any sidewalk on 10th Avenue or along the Arbutus Greenway? If so will there be controlled c3ossings and lights for pedestrians and wheelchair users for safety in front of the underground parkade entrance to the proposed project? on Facebook Share Will this proposed development provide for wheelchair accessible rentals at a below Market or moderate Market rent rate? If no wheelchair accessible rentals are being considered, why not? Given its immediate proximity to accessible Transit and underground Transit, it makes total sense to have wheelchair accessible rentals in this proposed project. Especially given the lack of wheelchair accessible rental accommodation in the city. What does the city consider to be a moderate rental rate or a moderate income level rate ? In addition will the access to the Parkade for the proposed development block or crossover any sidewalk on 10th Avenue or along the Arbutus Greenway? If so will there be controlled c3ossings and lights for pedestrians and wheelchair users for safety in front of the underground parkade entrance to the proposed project? on Twitter Share Will this proposed development provide for wheelchair accessible rentals at a below Market or moderate Market rent rate? If no wheelchair accessible rentals are being considered, why not? Given its immediate proximity to accessible Transit and underground Transit, it makes total sense to have wheelchair accessible rentals in this proposed project. Especially given the lack of wheelchair accessible rental accommodation in the city. What does the city consider to be a moderate rental rate or a moderate income level rate ? In addition will the access to the Parkade for the proposed development block or crossover any sidewalk on 10th Avenue or along the Arbutus Greenway? If so will there be controlled c3ossings and lights for pedestrians and wheelchair users for safety in front of the underground parkade entrance to the proposed project? on Linkedin Email Will this proposed development provide for wheelchair accessible rentals at a below Market or moderate Market rent rate? If no wheelchair accessible rentals are being considered, why not? Given its immediate proximity to accessible Transit and underground Transit, it makes total sense to have wheelchair accessible rentals in this proposed project. Especially given the lack of wheelchair accessible rental accommodation in the city. What does the city consider to be a moderate rental rate or a moderate income level rate ? In addition will the access to the Parkade for the proposed development block or crossover any sidewalk on 10th Avenue or along the Arbutus Greenway? If so will there be controlled c3ossings and lights for pedestrians and wheelchair users for safety in front of the underground parkade entrance to the proposed project? link

    Will this proposed development provide for wheelchair accessible rentals at a below Market or moderate Market rent rate? If no wheelchair accessible rentals are being considered, why not? Given its immediate proximity to accessible Transit and underground Transit, it makes total sense to have wheelchair accessible rentals in this proposed project. Especially given the lack of wheelchair accessible rental accommodation in the city. What does the city consider to be a moderate rental rate or a moderate income level rate ? In addition will the access to the Parkade for the proposed development block or crossover any sidewalk on 10th Avenue or along the Arbutus Greenway? If so will there be controlled c3ossings and lights for pedestrians and wheelchair users for safety in front of the underground parkade entrance to the proposed project?

    MN asked 8 months ago

    Thank you for the question. There is no specific policy requirement for wheelchair accessible units but the Vancouver Building By-law requires all multi-family unit buildings to be 100% adaptable. All new below-market rental housing is required to meet the affordability criteria and other requirements outlined in the Broadway Plan policies 12.2.15 – 12.2.18 (see page 357), including that starting rents by unit type not exceed a rate that is 20% less than the city-wide average rents for the City of Vancouver as published annually by CMHC.

    With regards to parkade access and it’s relation to the sidewalk along West 10th Avenue, 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.

  • Share Will be additional parking for the shops/restaurant/Community Center? on Facebook Share Will be additional parking for the shops/restaurant/Community Center? on Twitter Share Will be additional parking for the shops/restaurant/Community Center? on Linkedin Email Will be additional parking for the shops/restaurant/Community Center? link

    Will be additional parking for the shops/restaurant/Community Center?

    Buttercup asked 8 months ago

    Thank you for the question. The proposal will be required to provide parking, loading and bicycle spaces as per requirements of the Vancouver Parking By-law. This includes specific parking for the commercial businesses and the Kollel.

  • Share This area is extremely congest already, there is very limited street parking and cyclists and vehicles on 10th have concerning interaction on a daily basis. I hear and see this from my condo on 10th Ave. Adding a building with this many units will over congest this 4 block radius. Arbutus and Broadway are already extremely busy and has very limited parking. How will this be managed ongoing? on Facebook Share This area is extremely congest already, there is very limited street parking and cyclists and vehicles on 10th have concerning interaction on a daily basis. I hear and see this from my condo on 10th Ave. Adding a building with this many units will over congest this 4 block radius. Arbutus and Broadway are already extremely busy and has very limited parking. How will this be managed ongoing? on Twitter Share This area is extremely congest already, there is very limited street parking and cyclists and vehicles on 10th have concerning interaction on a daily basis. I hear and see this from my condo on 10th Ave. Adding a building with this many units will over congest this 4 block radius. Arbutus and Broadway are already extremely busy and has very limited parking. How will this be managed ongoing? on Linkedin Email This area is extremely congest already, there is very limited street parking and cyclists and vehicles on 10th have concerning interaction on a daily basis. I hear and see this from my condo on 10th Ave. Adding a building with this many units will over congest this 4 block radius. Arbutus and Broadway are already extremely busy and has very limited parking. How will this be managed ongoing? link

    This area is extremely congest already, there is very limited street parking and cyclists and vehicles on 10th have concerning interaction on a daily basis. I hear and see this from my condo on 10th Ave. Adding a building with this many units will over congest this 4 block radius. Arbutus and Broadway are already extremely busy and has very limited parking. How will this be managed ongoing?

    Buttercup asked 8 months ago

    Thank you for the question. The proposal will be required to provide parking, loading and bicycle spaces as per requirements of the Vancouver Parking By-law. 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.

  • Share Ohel ya’akov Community Kollel – this is above and possibly part of the Maple Grill on Broadway. I have entered this to go eat, but was not approached and curious about what this brings to the entire community and if anyone/everyone is able to use? Will there be specific parking for this community space / how many? on Facebook Share Ohel ya’akov Community Kollel – this is above and possibly part of the Maple Grill on Broadway. I have entered this to go eat, but was not approached and curious about what this brings to the entire community and if anyone/everyone is able to use? Will there be specific parking for this community space / how many? on Twitter Share Ohel ya’akov Community Kollel – this is above and possibly part of the Maple Grill on Broadway. I have entered this to go eat, but was not approached and curious about what this brings to the entire community and if anyone/everyone is able to use? Will there be specific parking for this community space / how many? on Linkedin Email Ohel ya’akov Community Kollel – this is above and possibly part of the Maple Grill on Broadway. I have entered this to go eat, but was not approached and curious about what this brings to the entire community and if anyone/everyone is able to use? Will there be specific parking for this community space / how many? link

    Ohel ya’akov Community Kollel – this is above and possibly part of the Maple Grill on Broadway. I have entered this to go eat, but was not approached and curious about what this brings to the entire community and if anyone/everyone is able to use? Will there be specific parking for this community space / how many?

    Buttercup asked 8 months ago

    Yes, as you mention, the Ohel Ya’akov Community Kollel is currently located two blocks east of the subject site. The development proposal includes a new space for the Kollel within the project. The submission materials indicate that the Kollel is a community space and registered charity providing modern Jewish education, programs and events that invite people to experience Judaism (sometimes for the first time) in an inclusive and non-judgmental environment. We would encourage you to reach out to the Kollel directly to enquire about more details - https://thekollel.com/. 

    With regards to parking, the proposal will be required to provide parking, loading and bicycle spaces as per requirements of the Vancouver Parking By-law. This includes specific parking for the commercial businesses and the Kollel.

  • Share With the increased activity, stores, sky train will there be increased traffic police support and security police support? The amount of cars that speed along 10th & Arbutus is very dangerous with many park/kids along this corridor. on Facebook Share With the increased activity, stores, sky train will there be increased traffic police support and security police support? The amount of cars that speed along 10th & Arbutus is very dangerous with many park/kids along this corridor. on Twitter Share With the increased activity, stores, sky train will there be increased traffic police support and security police support? The amount of cars that speed along 10th & Arbutus is very dangerous with many park/kids along this corridor. on Linkedin Email With the increased activity, stores, sky train will there be increased traffic police support and security police support? The amount of cars that speed along 10th & Arbutus is very dangerous with many park/kids along this corridor. link

    With the increased activity, stores, sky train will there be increased traffic police support and security police support? The amount of cars that speed along 10th & Arbutus is very dangerous with many park/kids along this corridor.

    Buttercup asked 8 months ago

    Thank you for the question. The applicant was required to provide traffic studies as part of their application submission. 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 which include traffic calming measures adjacent to the site.

  • Share From the Broadway Plan - KBAA (25 storeys) & KBAC (20 storeys) Policy Summary Table Where these areas intersect which plan do you honor? Proposing 30 seems to high off the get go. A minimum of three levels of nonresidential uses (job space) above the ground floor is required. with a Maximum height of 25 storeys. So why are you proposing 30 which is not in the Broadway Plan. on Facebook Share From the Broadway Plan - KBAA (25 storeys) & KBAC (20 storeys) Policy Summary Table Where these areas intersect which plan do you honor? Proposing 30 seems to high off the get go. A minimum of three levels of nonresidential uses (job space) above the ground floor is required. with a Maximum height of 25 storeys. So why are you proposing 30 which is not in the Broadway Plan. on Twitter Share From the Broadway Plan - KBAA (25 storeys) & KBAC (20 storeys) Policy Summary Table Where these areas intersect which plan do you honor? Proposing 30 seems to high off the get go. A minimum of three levels of nonresidential uses (job space) above the ground floor is required. with a Maximum height of 25 storeys. So why are you proposing 30 which is not in the Broadway Plan. on Linkedin Email From the Broadway Plan - KBAA (25 storeys) & KBAC (20 storeys) Policy Summary Table Where these areas intersect which plan do you honor? Proposing 30 seems to high off the get go. A minimum of three levels of nonresidential uses (job space) above the ground floor is required. with a Maximum height of 25 storeys. So why are you proposing 30 which is not in the Broadway Plan. link

    From the Broadway Plan - KBAA (25 storeys) & KBAC (20 storeys) Policy Summary Table Where these areas intersect which plan do you honor? Proposing 30 seems to high off the get go. A minimum of three levels of nonresidential uses (job space) above the ground floor is required. with a Maximum height of 25 storeys. So why are you proposing 30 which is not in the Broadway Plan.

    Buttercup asked 8 months ago

    Thank you for the question. site is located within the “Broadway/Arbutus South – Area A” (Policy 8.5 “KBAA”) of the Broadway Plan. Section 8.5.1 “KBAA Policy Summary Table” lists a maximum height of 30 storeys permitted for proposals with secured market and below-market rental housing.

  • Share Does this project has a provision for car sharing station like Evo or Modo? on Facebook Share Does this project has a provision for car sharing station like Evo or Modo? on Twitter Share Does this project has a provision for car sharing station like Evo or Modo? on Linkedin Email Does this project has a provision for car sharing station like Evo or Modo? link

    Does this project has a provision for car sharing station like Evo or Modo?

    lburstyn asked 8 months ago

    Thank you for the question. Yes, the development is proposing dedicated publicly available car sharing space on parking level 2.

  • Share Will the residents of this building have a storage units in the basement? on Facebook Share Will the residents of this building have a storage units in the basement? on Twitter Share Will the residents of this building have a storage units in the basement? on Linkedin Email Will the residents of this building have a storage units in the basement? link

    Will the residents of this building have a storage units in the basement?

    lburstyn asked 8 months ago

    Thank you for the question. Yes, the applicant has proposed storage lockers within parking levels 3 and 4 as well as some units with in-suite storage. Staff are reviewing the rezoning submission at this time to ensure the proposed storage meets City requirements.

  • Share What exactly in dollars and cents is "20% beow market"? on Facebook Share What exactly in dollars and cents is "20% beow market"? on Twitter Share What exactly in dollars and cents is "20% beow market"? on Linkedin Email What exactly in dollars and cents is "20% beow market"? link

    What exactly in dollars and cents is "20% beow market"?

    kread3 asked 8 months ago

    Thank you for the question. At minimum, below-market rental units are rented at 20% below the CMHC Average Market Rent for the area. CMHC provides an Rental Market Report (which includes the average market rents for various areas) annually on their website which you may view here.

  • Share Where are the other 100+ cars going to park? And where is the entrance to the parkade? Will Arbutus be reconfigured to accomodate a drop off area for the building and the station entrance? on Facebook Share Where are the other 100+ cars going to park? And where is the entrance to the parkade? Will Arbutus be reconfigured to accomodate a drop off area for the building and the station entrance? on Twitter Share Where are the other 100+ cars going to park? And where is the entrance to the parkade? Will Arbutus be reconfigured to accomodate a drop off area for the building and the station entrance? on Linkedin Email Where are the other 100+ cars going to park? And where is the entrance to the parkade? Will Arbutus be reconfigured to accomodate a drop off area for the building and the station entrance? link

    Where are the other 100+ cars going to park? And where is the entrance to the parkade? Will Arbutus be reconfigured to accomodate a drop off area for the building and the station entrance?

    kread3 asked 8 months ago

    Thank you for the question. The proposal will be required to provide parking, loading and bicycle spaces as per requirements of the Vancouver Parking By-law. The entrance to the parkade entrance is located along Arbutus Street between W Broadway and W 10th Avenue. 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.

Page last updated: 31 Jan 2024, 02:16 PM