453-461 E 10th Ave and 2536-2542 Guelph St rezoning application

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The City of Vancouver has received an application to rezone the subject site from RT-5 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 18-storey mixed-use rental building and includes:

  • 172 units with 20% of the floor area for below-market units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.23; and
  • A building height of 57 m (187 ft.) with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan and requests consideration of density in excess of the existing policy.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

Application drawings and statistics 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 RT-5 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 18-storey mixed-use rental building and includes:

  • 172 units with 20% of the floor area for below-market units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.23; and
  • A building height of 57 m (187 ft.) with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan and requests consideration of density in excess of the existing policy.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

Application drawings and statistics 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 June 18 to July 1, 2025.

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 CoV approved more than 120 towers along Broadway corridor. Why does city believe this is sustainable growth and how does this improve community? Why does city disregard the modern advancement and need for HUMAN-centric city, with low rise communities that focus on fostering community, easier access, integration of green space, support safe and pedestrian oriented communities, integration of nature and easier fit into existing communities. Why CoV overlooks fit into existing communities and high rise impact; and proceed despite strong opposition to build Hong Kong style city? Do think it is nice to live in Honk Hong? on Facebook Share CoV approved more than 120 towers along Broadway corridor. Why does city believe this is sustainable growth and how does this improve community? Why does city disregard the modern advancement and need for HUMAN-centric city, with low rise communities that focus on fostering community, easier access, integration of green space, support safe and pedestrian oriented communities, integration of nature and easier fit into existing communities. Why CoV overlooks fit into existing communities and high rise impact; and proceed despite strong opposition to build Hong Kong style city? Do think it is nice to live in Honk Hong? on Twitter Share CoV approved more than 120 towers along Broadway corridor. Why does city believe this is sustainable growth and how does this improve community? Why does city disregard the modern advancement and need for HUMAN-centric city, with low rise communities that focus on fostering community, easier access, integration of green space, support safe and pedestrian oriented communities, integration of nature and easier fit into existing communities. Why CoV overlooks fit into existing communities and high rise impact; and proceed despite strong opposition to build Hong Kong style city? Do think it is nice to live in Honk Hong? on Linkedin Email CoV approved more than 120 towers along Broadway corridor. Why does city believe this is sustainable growth and how does this improve community? Why does city disregard the modern advancement and need for HUMAN-centric city, with low rise communities that focus on fostering community, easier access, integration of green space, support safe and pedestrian oriented communities, integration of nature and easier fit into existing communities. Why CoV overlooks fit into existing communities and high rise impact; and proceed despite strong opposition to build Hong Kong style city? Do think it is nice to live in Honk Hong? link

    CoV approved more than 120 towers along Broadway corridor. Why does city believe this is sustainable growth and how does this improve community? Why does city disregard the modern advancement and need for HUMAN-centric city, with low rise communities that focus on fostering community, easier access, integration of green space, support safe and pedestrian oriented communities, integration of nature and easier fit into existing communities. Why CoV overlooks fit into existing communities and high rise impact; and proceed despite strong opposition to build Hong Kong style city? Do think it is nice to live in Honk Hong?

    Anna B asked 16 days ago

    The developer has provided the following response:

    The intent of the Broadway Plan (the "Plan") is to deliver public benefits while providing opportunities to integrate additional housing, new shops and services, and amenities close to high-quality rapid transit, creating complete, inclusive and affordable transit-oriented neighbourhoods. This proposal aligns with these goals, offering a project that enhances livability in a neighbourhood that has historically excluded those who live in higher-density apartments, typically reserved for busier and noisier intersections.

    As required by the Plan, 20% of the residential floor area will be designated as below-market rental housing, increasing opportunities for individuals from diverse socioeconomic backgrounds to live and work in a community that is currently constrained by its lower-density built form. This project will provide homes for families and lower-income households, enabling a range of individuals to access the benefits of this location.

    The proposal is centred upon the concept of livable, amenity-rich high-density living, and includes privately owned public spaces (POPS) at the ground level, adding community-scaled public space.

    By adding density near the future Mount Pleasant Subway Station and along an established bikeway, the project promotes a pedestrian- and bike-oriented lifestyle. Most residents will be able to access daily essentials without the need for a car.

    Retail along the laneway is also proposed, mirroring the shops of the recently completed project to the north. This activation will bring more "eyes on the street."

  • Share More than 120 rental towers are approved by ill-thought Broadway plan. What type of infrastructure CoV is planning to accommodate the influx of that many people? How many communities centers? How many kindergartens, schools, parks are planned for this area? on Facebook Share More than 120 rental towers are approved by ill-thought Broadway plan. What type of infrastructure CoV is planning to accommodate the influx of that many people? How many communities centers? How many kindergartens, schools, parks are planned for this area? on Twitter Share More than 120 rental towers are approved by ill-thought Broadway plan. What type of infrastructure CoV is planning to accommodate the influx of that many people? How many communities centers? How many kindergartens, schools, parks are planned for this area? on Linkedin Email More than 120 rental towers are approved by ill-thought Broadway plan. What type of infrastructure CoV is planning to accommodate the influx of that many people? How many communities centers? How many kindergartens, schools, parks are planned for this area? link

    More than 120 rental towers are approved by ill-thought Broadway plan. What type of infrastructure CoV is planning to accommodate the influx of that many people? How many communities centers? How many kindergartens, schools, parks are planned for this area?

    Anna B asked 16 days ago

    The Broadway Plan is a 30-year plan to guide the growth of the Broadway corridor. The Plan includes a Public Benefits Strategy, which covers items such as affordable housing, childcare, parks and open spaces, community facilities and transportation. You can read about the Broadway Plan’s Public Benefits Strategy starting on page 472 of the Plan: https://guidelines.vancouver.ca/policy-plan-broadway.pdf#page=472.

    The provincial government is responsible for delivering schools. During the preparation of the Broadway Plan, the City worked with the Vancouver School Board to understand future student population requirements over the Plan’s 30-year horizon. It is anticipated that some growth will be accommodated through expansions of existing schools, while a new elementary school will eventually be needed in the Broadway Plan area. The City will continue to work with VSB to investigate opportunities for a new school site in or near the Broadway Plan area, funded through provincial funding mechanisms.

  • Share CoV approved more than 120 rental towers and here in particular around 5 towers. With negative immigration and why does City of Vancouver believes it needs to build a Hong Kong style city? on Facebook Share CoV approved more than 120 rental towers and here in particular around 5 towers. With negative immigration and why does City of Vancouver believes it needs to build a Hong Kong style city? on Twitter Share CoV approved more than 120 rental towers and here in particular around 5 towers. With negative immigration and why does City of Vancouver believes it needs to build a Hong Kong style city? on Linkedin Email CoV approved more than 120 rental towers and here in particular around 5 towers. With negative immigration and why does City of Vancouver believes it needs to build a Hong Kong style city? link

    CoV approved more than 120 rental towers and here in particular around 5 towers. With negative immigration and why does City of Vancouver believes it needs to build a Hong Kong style city?

    Anna B asked 16 days ago

    Vancouver has exhibited historically low vacancy rates in the last 30 years. In 2024, the purpose-built apartment vacancy rate was 1.6% in Vancouver. The vacancy rate (based on the Canada Mortgage and Housing Corporation (CMHC) Market Rental Survey) for the Mount Pleasant/Renfrew Heights area, where this site is located, was 1.8%. A vacancy rate of between 3% and 5% is considered to represent a balanced market.”

  • Share CoV approved more than 120 rental towers majority of those below market rents. How is city planning to balance its books and where these amount of subsidies are coming? on Facebook Share CoV approved more than 120 rental towers majority of those below market rents. How is city planning to balance its books and where these amount of subsidies are coming? on Twitter Share CoV approved more than 120 rental towers majority of those below market rents. How is city planning to balance its books and where these amount of subsidies are coming? on Linkedin Email CoV approved more than 120 rental towers majority of those below market rents. How is city planning to balance its books and where these amount of subsidies are coming? link

    CoV approved more than 120 rental towers majority of those below market rents. How is city planning to balance its books and where these amount of subsidies are coming?

    Anna B asked 16 days ago

    Below-market rental units in Broadway Plan are privately owned by the developer. Below-market rental units are located in rental buildings with market rental units. The developer uses the revenues from their market rental units to subsidize the below-market rental units, and the City does not subsidize privately-owned below-market rental units.

  • Share So that the public can have confidence in the authenticity of the rendering at the top of this page and reproduced on the sign at the property, would you mind sharing a few more details about exactly where it was taken from? Please indicate the location of the camera on a map and also provide the x,y,z WCG84 geo-coordinates. Thank you. on Facebook Share So that the public can have confidence in the authenticity of the rendering at the top of this page and reproduced on the sign at the property, would you mind sharing a few more details about exactly where it was taken from? Please indicate the location of the camera on a map and also provide the x,y,z WCG84 geo-coordinates. Thank you. on Twitter Share So that the public can have confidence in the authenticity of the rendering at the top of this page and reproduced on the sign at the property, would you mind sharing a few more details about exactly where it was taken from? Please indicate the location of the camera on a map and also provide the x,y,z WCG84 geo-coordinates. Thank you. on Linkedin Email So that the public can have confidence in the authenticity of the rendering at the top of this page and reproduced on the sign at the property, would you mind sharing a few more details about exactly where it was taken from? Please indicate the location of the camera on a map and also provide the x,y,z WCG84 geo-coordinates. Thank you. link

    So that the public can have confidence in the authenticity of the rendering at the top of this page and reproduced on the sign at the property, would you mind sharing a few more details about exactly where it was taken from? Please indicate the location of the camera on a map and also provide the x,y,z WCG84 geo-coordinates. Thank you.

    MarxistAlternative asked 20 days ago

    According to the architect, the render included on this page and reproduced on the Rezoning signage is a view of the west elevation, facing Guelph Street, which shows the relationship between the residential tower and the street, providing a full view up to the top of the tower. It is taken from the west with a slight angle, approximately 30 degrees, to the north. The render utilises a range of visual effects, which can create an image that differs from what the human eye sees. The program used to capture the render is not a GIS-based program, so the exact geo-coordinates are not available. However, please see the attached image, which marks the camera location in red and the approximate property outline in blue; the camera is roughly 20 ft above the ground. 

    The buildings on the northwest corner of 10th and Guelph and the southwest corner of Broadway and Guelph were removed to provide an unobstructed view of the proposed building. Please refer to the video fly-through and the renders in the application package for a more comprehensive understanding of the proposed project within its context. 

  • Share In this case, under the Broadway Plan’s solar access policies, there is no consideration for shadowing from developments onto other private properties. A building that tall should be required to have a study completed to mitigate the impact of the shadowing onto other private properties. Everyone should have access to a decent amount of light and sun throughout the year. Can counsel please require this project to complete a study/evaluation prior to accepting this project and/or reduce the height of the building to a 4 storey with rooftop like the Habitat building. on Facebook Share In this case, under the Broadway Plan’s solar access policies, there is no consideration for shadowing from developments onto other private properties. A building that tall should be required to have a study completed to mitigate the impact of the shadowing onto other private properties. Everyone should have access to a decent amount of light and sun throughout the year. Can counsel please require this project to complete a study/evaluation prior to accepting this project and/or reduce the height of the building to a 4 storey with rooftop like the Habitat building. on Twitter Share In this case, under the Broadway Plan’s solar access policies, there is no consideration for shadowing from developments onto other private properties. A building that tall should be required to have a study completed to mitigate the impact of the shadowing onto other private properties. Everyone should have access to a decent amount of light and sun throughout the year. Can counsel please require this project to complete a study/evaluation prior to accepting this project and/or reduce the height of the building to a 4 storey with rooftop like the Habitat building. on Linkedin Email In this case, under the Broadway Plan’s solar access policies, there is no consideration for shadowing from developments onto other private properties. A building that tall should be required to have a study completed to mitigate the impact of the shadowing onto other private properties. Everyone should have access to a decent amount of light and sun throughout the year. Can counsel please require this project to complete a study/evaluation prior to accepting this project and/or reduce the height of the building to a 4 storey with rooftop like the Habitat building. link

    In this case, under the Broadway Plan’s solar access policies, there is no consideration for shadowing from developments onto other private properties. A building that tall should be required to have a study completed to mitigate the impact of the shadowing onto other private properties. Everyone should have access to a decent amount of light and sun throughout the year. Can counsel please require this project to complete a study/evaluation prior to accepting this project and/or reduce the height of the building to a 4 storey with rooftop like the Habitat building.

    VictoriaCortez1980 asked 22 days ago

    As part of the rezoning application, the applicant is required to provide shadow studies for their proposal for time between 10 am and 4 pm, at the spring and fall equinox, and summer solstice. Staff evaluate these shadow studies under policies which Council has adopted, notably, the solar access policies of the Broadway Plan which you have cited. A report containing staff’s review of the project will be considered by Council at a future public hearing. All members of the public will have an opportunity to speak directly with Council at the public hearing. Notice about the public hearing will be posted on the rezoning signs, on the application’s webpage, and mailed to residents within a 2-block radius of the site.

  • Share I'm certain the Broadway Plan asks for 12' below-grade setbacks for tree root and soil depth - and this street is notable for its mature trees. Why is the proposal only giving 6'? Can the City request more? Also, I don't mind the increased density, but I would prefer a slightly taller (say, 22 storey) tower instead of the mammoth floorplates. What's the City's stance on the non-compliant floorplate sizes? Lastly, some architectural whimsy would be nice! The heritage homes on this street have so much character - I find this proposal isn't trying to bring any individual identity or character (nor are the other proposals on this block, in my opinion). on Facebook Share I'm certain the Broadway Plan asks for 12' below-grade setbacks for tree root and soil depth - and this street is notable for its mature trees. Why is the proposal only giving 6'? Can the City request more? Also, I don't mind the increased density, but I would prefer a slightly taller (say, 22 storey) tower instead of the mammoth floorplates. What's the City's stance on the non-compliant floorplate sizes? Lastly, some architectural whimsy would be nice! The heritage homes on this street have so much character - I find this proposal isn't trying to bring any individual identity or character (nor are the other proposals on this block, in my opinion). on Twitter Share I'm certain the Broadway Plan asks for 12' below-grade setbacks for tree root and soil depth - and this street is notable for its mature trees. Why is the proposal only giving 6'? Can the City request more? Also, I don't mind the increased density, but I would prefer a slightly taller (say, 22 storey) tower instead of the mammoth floorplates. What's the City's stance on the non-compliant floorplate sizes? Lastly, some architectural whimsy would be nice! The heritage homes on this street have so much character - I find this proposal isn't trying to bring any individual identity or character (nor are the other proposals on this block, in my opinion). on Linkedin Email I'm certain the Broadway Plan asks for 12' below-grade setbacks for tree root and soil depth - and this street is notable for its mature trees. Why is the proposal only giving 6'? Can the City request more? Also, I don't mind the increased density, but I would prefer a slightly taller (say, 22 storey) tower instead of the mammoth floorplates. What's the City's stance on the non-compliant floorplate sizes? Lastly, some architectural whimsy would be nice! The heritage homes on this street have so much character - I find this proposal isn't trying to bring any individual identity or character (nor are the other proposals on this block, in my opinion). link

    I'm certain the Broadway Plan asks for 12' below-grade setbacks for tree root and soil depth - and this street is notable for its mature trees. Why is the proposal only giving 6'? Can the City request more? Also, I don't mind the increased density, but I would prefer a slightly taller (say, 22 storey) tower instead of the mammoth floorplates. What's the City's stance on the non-compliant floorplate sizes? Lastly, some architectural whimsy would be nice! The heritage homes on this street have so much character - I find this proposal isn't trying to bring any individual identity or character (nor are the other proposals on this block, in my opinion).

    cf in mount pleasant asked 27 days ago

    The 6 ft. setbacks on private property along 10th Avenue are being reviewed. Regarding tower-floor plate sizes, there is discretion to consider larger floor plate sizes dependent upon the size of the site and urban design principles like the proposal tower’s distance to another (i.e. tower separation). That discretion was presented to City Council on June 17, 2025 and described in this Residential Tower Floor Plates Bulletin.

Page last updated: 02 Jul 2025, 10:20 AM