523-549 E 10th Ave rezoning application

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 19-storey mixed-use building and includes:

175 secured market rental units with 20% of the floor area secured for below market rental units;
Private childcare space for 25 children;
A floor space ratio (FSR) of 6.0;
A building height of 100.3 m (329 ft.); and
110 vehicle parking spaces and 344 bicycle spaces.

Revised Application (February 1, 2024)

A revised application was submitted following feedback from the community and staff review. The general form of development, childcare space, and number of units remains the same with revisions made to address coordination of plans and adjustments to the density, parking, and some design elements. Changes include:

A floor space ratio (FSR) of 5.8;
A building height of 61.5 m (202 ft.) to top of residential parapet with additional height for mechanical equipment and elevator overrun;
52 vehicle parking spaces and 336 bicycle spaces;
Revised shadow studies; and
Revised roof design.

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.

175 secured market rental units with 20% of the floor area secured for below market rental units;
Private childcare space for 25 children;
A floor space ratio (FSR) of 6.0;
A building height of 100.3 m (329 ft.); and
110 vehicle parking spaces and 344 bicycle spaces.

A floor space ratio (FSR) of 5.8;
A building height of 61.5 m (202 ft.) to top of residential parapet with additional height for mechanical equipment and elevator overrun;
52 vehicle parking spaces and 336 bicycle spaces;
Revised shadow studies; and
Revised roof design.

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 October 25 to November 7, 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 This block has been rezoned for "mid to high-rise", but this building proposal is at the most extreme high end of that scale at 19 stories. 19 stories will make this a real block busting giant that will eclipse the 1-2 story homes around it. Will the city consider decreasing the number of stories of this building so that it can better reflect the residential character of its surroundings? on Facebook Share This block has been rezoned for "mid to high-rise", but this building proposal is at the most extreme high end of that scale at 19 stories. 19 stories will make this a real block busting giant that will eclipse the 1-2 story homes around it. Will the city consider decreasing the number of stories of this building so that it can better reflect the residential character of its surroundings? on Twitter Share This block has been rezoned for "mid to high-rise", but this building proposal is at the most extreme high end of that scale at 19 stories. 19 stories will make this a real block busting giant that will eclipse the 1-2 story homes around it. Will the city consider decreasing the number of stories of this building so that it can better reflect the residential character of its surroundings? on Linkedin Email This block has been rezoned for "mid to high-rise", but this building proposal is at the most extreme high end of that scale at 19 stories. 19 stories will make this a real block busting giant that will eclipse the 1-2 story homes around it. Will the city consider decreasing the number of stories of this building so that it can better reflect the residential character of its surroundings? link

This block has been rezoned for "mid to high-rise", but this building proposal is at the most extreme high end of that scale at 19 stories. 19 stories will make this a real block busting giant that will eclipse the 1-2 story homes around it. Will the city consider decreasing the number of stories of this building so that it can better reflect the residential character of its surroundings?

Tadeu asked 6 months ago

Thank you for your question. The site is located within the MRTB Area of the Broadway Plan which allows a building height up to 18 storeys to be considered where secured rental housing provides 20% of the net residential floor area at below-market rents. A minor increase in height and density will be considered where childcare is proposed. This proposal includes a private childcare facility for a 25 space program for children ages 3 to 5 years old.
Pending further review, staff may recommend improvements to enable the form of development to better align with the Plan's urban design objectives. Example recommendations may include refinements to the architectural expression and public realm interface.
Share The suitability of this proposed development can only be evaluated in the context in which it would be constructed. In the current setting (traditional houses accommodating 1-4 families), it is completely inappropriate both architecturally and with respect to scale. What is the future proposed context in which it should be evaluated? i.e. what is the vision for this small neighbourhood? on Facebook Share The suitability of this proposed development can only be evaluated in the context in which it would be constructed. In the current setting (traditional houses accommodating 1-4 families), it is completely inappropriate both architecturally and with respect to scale. What is the future proposed context in which it should be evaluated? i.e. what is the vision for this small neighbourhood? on Twitter Share The suitability of this proposed development can only be evaluated in the context in which it would be constructed. In the current setting (traditional houses accommodating 1-4 families), it is completely inappropriate both architecturally and with respect to scale. What is the future proposed context in which it should be evaluated? i.e. what is the vision for this small neighbourhood? on Linkedin Email The suitability of this proposed development can only be evaluated in the context in which it would be constructed. In the current setting (traditional houses accommodating 1-4 families), it is completely inappropriate both architecturally and with respect to scale. What is the future proposed context in which it should be evaluated? i.e. what is the vision for this small neighbourhood? link

The suitability of this proposed development can only be evaluated in the context in which it would be constructed. In the current setting (traditional houses accommodating 1-4 families), it is completely inappropriate both architecturally and with respect to scale. What is the future proposed context in which it should be evaluated? i.e. what is the vision for this small neighbourhood?

clouseau asked 6 months ago

Thank you for your question. The Broadway Plan was approved by Council in 2022 and outlines the overall vision for this neighbourhood in section 10, which can be accessed online here: https://guidelines.vancouver.ca/policy-plan-broadway.pdf.
The Broadway Plan recognizes Mount Pleasant as an area to create opportunities for new housing, job space and amenities, especially near Mount Pleasant Station. The Broadway Plan seeks to enhance the RT District Schedule areas as walkable, primarily residential areas with diverse housing options for new rental housing, including off-arterial locations, while fostering a mix of building types. On this block, secured rental housing may be considered in a building with a height up to 18 storeys and a minor increase in height and density where childcare use is proposed.
Share Hello. There are 16 large, beautiful chestnut trees lining this block. The scale of this proposed project leads me to believe that *at least* 4 of these massive, beloved trees (3 in front lining the sidewalk & one at the back end of the proposal site) will be destroyed to make room for this project. How many trees is Fast planning to cut down? Stating a desire by the developer to "save as many trees as possible" is not an acceptable response. Thank you. on Facebook Share Hello. There are 16 large, beautiful chestnut trees lining this block. The scale of this proposed project leads me to believe that *at least* 4 of these massive, beloved trees (3 in front lining the sidewalk & one at the back end of the proposal site) will be destroyed to make room for this project. How many trees is Fast planning to cut down? Stating a desire by the developer to "save as many trees as possible" is not an acceptable response. Thank you. on Twitter Share Hello. There are 16 large, beautiful chestnut trees lining this block. The scale of this proposed project leads me to believe that *at least* 4 of these massive, beloved trees (3 in front lining the sidewalk & one at the back end of the proposal site) will be destroyed to make room for this project. How many trees is Fast planning to cut down? Stating a desire by the developer to "save as many trees as possible" is not an acceptable response. Thank you. on Linkedin Email Hello. There are 16 large, beautiful chestnut trees lining this block. The scale of this proposed project leads me to believe that *at least* 4 of these massive, beloved trees (3 in front lining the sidewalk & one at the back end of the proposal site) will be destroyed to make room for this project. How many trees is Fast planning to cut down? Stating a desire by the developer to "save as many trees as possible" is not an acceptable response. Thank you. link

Hello. There are 16 large, beautiful chestnut trees lining this block. The scale of this proposed project leads me to believe that *at least* 4 of these massive, beloved trees (3 in front lining the sidewalk & one at the back end of the proposal site) will be destroyed to make room for this project. How many trees is Fast planning to cut down? Stating a desire by the developer to "save as many trees as possible" is not an acceptable response. Thank you.

RKRKRK asked 6 months ago

The Broadway Plan aims to ensure adequate tree canopy throughout the area. The applicant is proposing to remove 13 on-site trees. The street trees adjacent to this site on City property are proposed to be retained as part of the proposed tree management plan. The final number of trees planted on-site will be determined through the Development Permit process.
Share There was an article published in The Globe & Mail on September 19, 2023 interviewing the developer Mr. Hans Fast about this project and he was quoted as saying “The city could choose to reject the application… But we have also met with the majority of the council members and they have given us their verbal approval for the project." This article and quote was published long before any public hearing and the fact that Mr. Fast would say this openly in a national publication speaks volumes about just how much power developers have in Vancouver. It makes a mockery of the public hearings and disenfranchises residents. This building is a precedent setting application under the Broadway Plan, but it now appears that meaningful dialogue with the community is not important to City Council because the project has been “rubber stamped” already. Will City Council listen to residents concerns and act on them? on Facebook Share There was an article published in The Globe & Mail on September 19, 2023 interviewing the developer Mr. Hans Fast about this project and he was quoted as saying “The city could choose to reject the application… But we have also met with the majority of the council members and they have given us their verbal approval for the project." This article and quote was published long before any public hearing and the fact that Mr. Fast would say this openly in a national publication speaks volumes about just how much power developers have in Vancouver. It makes a mockery of the public hearings and disenfranchises residents. This building is a precedent setting application under the Broadway Plan, but it now appears that meaningful dialogue with the community is not important to City Council because the project has been “rubber stamped” already. Will City Council listen to residents concerns and act on them? on Twitter Share There was an article published in The Globe & Mail on September 19, 2023 interviewing the developer Mr. Hans Fast about this project and he was quoted as saying “The city could choose to reject the application… But we have also met with the majority of the council members and they have given us their verbal approval for the project." This article and quote was published long before any public hearing and the fact that Mr. Fast would say this openly in a national publication speaks volumes about just how much power developers have in Vancouver. It makes a mockery of the public hearings and disenfranchises residents. This building is a precedent setting application under the Broadway Plan, but it now appears that meaningful dialogue with the community is not important to City Council because the project has been “rubber stamped” already. Will City Council listen to residents concerns and act on them? on Linkedin Email There was an article published in The Globe & Mail on September 19, 2023 interviewing the developer Mr. Hans Fast about this project and he was quoted as saying “The city could choose to reject the application… But we have also met with the majority of the council members and they have given us their verbal approval for the project." This article and quote was published long before any public hearing and the fact that Mr. Fast would say this openly in a national publication speaks volumes about just how much power developers have in Vancouver. It makes a mockery of the public hearings and disenfranchises residents. This building is a precedent setting application under the Broadway Plan, but it now appears that meaningful dialogue with the community is not important to City Council because the project has been “rubber stamped” already. Will City Council listen to residents concerns and act on them? link

There was an article published in The Globe & Mail on September 19, 2023 interviewing the developer Mr. Hans Fast about this project and he was quoted as saying “The city could choose to reject the application… But we have also met with the majority of the council members and they have given us their verbal approval for the project." This article and quote was published long before any public hearing and the fact that Mr. Fast would say this openly in a national publication speaks volumes about just how much power developers have in Vancouver. It makes a mockery of the public hearings and disenfranchises residents. This building is a precedent setting application under the Broadway Plan, but it now appears that meaningful dialogue with the community is not important to City Council because the project has been “rubber stamped” already. Will City Council listen to residents concerns and act on them?

LKT asked 6 months ago

Rezoning applications undergo a staff review which includes consideration of feedback from members of the public. Once complete, staff prepare a report to Council with a series of recommendations and a summary of feedback received from the public. Your concerns have been noted for the case record and will be included in the summary. The report is then shared with Council and may be referred to a future public hearing. At public hearing, Council’s role is to listen to the public prior to making a final decision to either support or not support a proposal. Further details of the rezoning process are available online here: https://vancouver.ca/home-property-development/how-rezoning-works.aspx
Share In the developer’s “flythrough” video, many of the white buildings that depict the surrounding neighborhood are drawn as tall condos when in fact this nearby street is all 2-3 story single/multi family residences. Perhaps this was just an oversight but this is a much more residential neighborhood than this video depicts and it’s misleading for viewers. In reality, this building will be an extreme outlier in a residential neighborhood. Can you please explain why this building is an appropriate size and fit for this street? on Facebook Share In the developer’s “flythrough” video, many of the white buildings that depict the surrounding neighborhood are drawn as tall condos when in fact this nearby street is all 2-3 story single/multi family residences. Perhaps this was just an oversight but this is a much more residential neighborhood than this video depicts and it’s misleading for viewers. In reality, this building will be an extreme outlier in a residential neighborhood. Can you please explain why this building is an appropriate size and fit for this street? on Twitter Share In the developer’s “flythrough” video, many of the white buildings that depict the surrounding neighborhood are drawn as tall condos when in fact this nearby street is all 2-3 story single/multi family residences. Perhaps this was just an oversight but this is a much more residential neighborhood than this video depicts and it’s misleading for viewers. In reality, this building will be an extreme outlier in a residential neighborhood. Can you please explain why this building is an appropriate size and fit for this street? on Linkedin Email In the developer’s “flythrough” video, many of the white buildings that depict the surrounding neighborhood are drawn as tall condos when in fact this nearby street is all 2-3 story single/multi family residences. Perhaps this was just an oversight but this is a much more residential neighborhood than this video depicts and it’s misleading for viewers. In reality, this building will be an extreme outlier in a residential neighborhood. Can you please explain why this building is an appropriate size and fit for this street? link

In the developer’s “flythrough” video, many of the white buildings that depict the surrounding neighborhood are drawn as tall condos when in fact this nearby street is all 2-3 story single/multi family residences. Perhaps this was just an oversight but this is a much more residential neighborhood than this video depicts and it’s misleading for viewers. In reality, this building will be an extreme outlier in a residential neighborhood. Can you please explain why this building is an appropriate size and fit for this street?

bkapelow asked 6 months ago

For the video flythrough, the applicant chose to only focus on the scale of the E 10th Avenue block, primarily depicting the exterior of their proposed building.
The application is being considered under the Broadway Plan which was approved by Council in 2022. It seeks to strengthen opportunities for new housing and job space, including off-arterial locations, while fostering a mix of building types as the area grows. Under the Broadway Plan, this block may be considered for secured rental housing up to 18 storeys in height. Minor increases in height and density will also be considered for delivery of childcare.
Share E 10th Ave is not a through-street for cars near this site. Two blocks from the proposed building site, E 10th Ave terminates at Guelph St. for cars travelling West from the proposed site plan (only bike traffic can cross Guelph). If this tower is built, the traffic bottleneck along the street and the surrounding streets will be significant as cars circle around looking for parking. The 10th Avenue Corridor bikeway is already one of the busiest west to east corridors in Vancouver’s cycling network, and this vehicle traffic bottleneck will be unsafe for bikers as well. If this proposed building was located on a main artery like Broadway (1 block away), this issue would not exist, but on a residential street like E 10th Ave it will have significant congestion and biking safety implications. Why not put this building on a nearby major artery that can accommodate it's scale? on Facebook Share E 10th Ave is not a through-street for cars near this site. Two blocks from the proposed building site, E 10th Ave terminates at Guelph St. for cars travelling West from the proposed site plan (only bike traffic can cross Guelph). If this tower is built, the traffic bottleneck along the street and the surrounding streets will be significant as cars circle around looking for parking. The 10th Avenue Corridor bikeway is already one of the busiest west to east corridors in Vancouver’s cycling network, and this vehicle traffic bottleneck will be unsafe for bikers as well. If this proposed building was located on a main artery like Broadway (1 block away), this issue would not exist, but on a residential street like E 10th Ave it will have significant congestion and biking safety implications. Why not put this building on a nearby major artery that can accommodate it's scale? on Twitter Share E 10th Ave is not a through-street for cars near this site. Two blocks from the proposed building site, E 10th Ave terminates at Guelph St. for cars travelling West from the proposed site plan (only bike traffic can cross Guelph). If this tower is built, the traffic bottleneck along the street and the surrounding streets will be significant as cars circle around looking for parking. The 10th Avenue Corridor bikeway is already one of the busiest west to east corridors in Vancouver’s cycling network, and this vehicle traffic bottleneck will be unsafe for bikers as well. If this proposed building was located on a main artery like Broadway (1 block away), this issue would not exist, but on a residential street like E 10th Ave it will have significant congestion and biking safety implications. Why not put this building on a nearby major artery that can accommodate it's scale? on Linkedin Email E 10th Ave is not a through-street for cars near this site. Two blocks from the proposed building site, E 10th Ave terminates at Guelph St. for cars travelling West from the proposed site plan (only bike traffic can cross Guelph). If this tower is built, the traffic bottleneck along the street and the surrounding streets will be significant as cars circle around looking for parking. The 10th Avenue Corridor bikeway is already one of the busiest west to east corridors in Vancouver’s cycling network, and this vehicle traffic bottleneck will be unsafe for bikers as well. If this proposed building was located on a main artery like Broadway (1 block away), this issue would not exist, but on a residential street like E 10th Ave it will have significant congestion and biking safety implications. Why not put this building on a nearby major artery that can accommodate it's scale? link

E 10th Ave is not a through-street for cars near this site. Two blocks from the proposed building site, E 10th Ave terminates at Guelph St. for cars travelling West from the proposed site plan (only bike traffic can cross Guelph). If this tower is built, the traffic bottleneck along the street and the surrounding streets will be significant as cars circle around looking for parking. The 10th Avenue Corridor bikeway is already one of the busiest west to east corridors in Vancouver’s cycling network, and this vehicle traffic bottleneck will be unsafe for bikers as well. If this proposed building was located on a main artery like Broadway (1 block away), this issue would not exist, but on a residential street like E 10th Ave it will have significant congestion and biking safety implications. Why not put this building on a nearby major artery that can accommodate it's scale?

LKT asked 6 months ago

The Broadway Plan recognizes Mount Pleasant as a neighbourhood for creating opportunities for new housing, job space and amenities, including off-arterial locations. The subject site is within close proximity to the future Mt.Pleasant station being constructed as part of the Broadway Subway. It is also located along 10th Avenue, which is a major cycling route. Given the current and future rapid transit and the cycling routes in this location, the Broadway Plan seeks to provide opportunities for more people to live nearby and use public transit and active transportation. As part of the rezoning process, Engineering staff will review conditions of the existing road network and any impacts the new development may have on it. Conditions of rezoning may be included to improve transportation operations and safety for all roadway users.

Page last updated: 08 May 2024, 12:07 PM

523-549 E 10th Ave rezoning application

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