2

BROADWAY & COMMERCIAL PROJECTMARCH 05, 2020

95 July 2016

6.7.1 Station Mixed‐Use and Employment  

With the Broadway‐Commercial Station as its focus, any part of this area is less than a five‐minute walk to the transit interchange. This area is generally bounded by the Grandview Cut and Broadway on the north and East 12th Avenue on the south. West to east, the area is bounded by Woodland and Semlin Drives. This nexus of the Commercial‐Broadway Station Precinct includes sites fronting Broadway, those between the SkyTrain guideway and Commercial Drive south of Broadway as well as the Safeway site.   Over time, this area will evolve into a vibrant mixed‐use, transit‐oriented neighbourhood that introduces renewed opportunities for various types of housing, employment, retail activity, gathering, as well as social and cultural enjoyment. A new civic plaza is envisioned as part of the future redevelopment of the Safeway site. Existing apartment rental housing will be renewed incrementally over time with replacement of units with affordable housing options and with addition of new housing to allow new residents the opportunity to live, work, shop and play in close proximity to the transit interchange.  

Commercial‐Broadway Station Precinct Mixed‐Use and Employment Area Land Use  

 

 

Policies 

Consider applications for mixed‐use development, except where otherwise noted. A mix of commercial uses, which may include small‐scale retail, service and community‐serving uses, is required on the first floor. Residential uses are permitted on upper floors, except where otherwise noted.   

PROJECT INFORMATION

APPLICABLE PLANS, POLICIES, AND GUIDELINES• Grandview-Woodland Community Plan (2016)• Below Market Rental Housing Policy for Rezonings (2019)• Moderate Income Rental Housing Pilot Program

(2017, last amended 2018)• High-Density Housing for Families with Children Guidelines (1992)• Family Room: Housing Mix Policy for Rezoning Projects (2016)• Housing Vancouver Strategy (2017)• Green Buildings Policy for Rezonings (2010, last amended 2018)• Community Amenity Contributions – Through Rezonings (1999, last

amended 2018)• Tenant Relocation and Protection Policy (2015, last amended 2019)• Development Cost Levy Bylaw• Development Cost Levies Information Bulletin (2018)

GRANDVIEW-WOODLAND COMMUNITY PLANThe Grandview-Woodland Community Plan is essential to this proposal. It endorses the development of a 10-storey building if it is on the north side of Broadway with a minimum frontage of 120 ft. The site meets those requirements, and furthermore, its location on the Broadway transit arterial, and its proximity to the Commercial-Broadway Station Skytrain hub, and services and employment on Commercial Drive as well as Broadway, make it the ideal location for a multi-residential building.

BELOW MARKET RENTAL HOUSING POLICY FOR REZONINGSFrom the City of Vancouver’s response to our Rezoning Enquiry:The recently adopted Below Market Rental Housing Policy for Rezonings allows for modest increases in height and density for projects which include 100% of the residential floor area as secured market rental housing and at least 20% of the residential floor area as below-marking housing made available to households earning less than $80,000/year. The policy allows for consideration of additional height and commensurate density generally up to two additional storeys for projects 8-11 storeys enabled under existing plans or policies.

The proposed Zoning amendments can be considered under this policy.

LAND USE MAP FROM p. 95 of GRANDVIEW-WOODLAND COMMUNITY PLAN

INQUIRER

IBI Group 700-1285 West Pender Street

Vancouver, BC V6E 4B1(604) 683-8797

tony.wai@ibigroup.com

On behalf of:Jameson Broadway & Birch LP

c/o: Doug Purdy(604) 736-5546

doug@cpadevelopment.ca

PROPERTY ADDRESS

1649 East BroadwayVancouver BC

LEGAL DESCRIPTION

LOT 1 BLOCK 154 DISTRICT LOT 264A GROUP 1

NEW WESTMINSTER DISTRICT PLAN EPP82462

CURRENT USE

CD-1 (715)

3

BROADWAY & COMMERCIAL PROJECTMARCH 05, 2020

127.57'

131.18'

132.36'

133.00'

147.51'

PPPP

PP

108.96'

PPWIRE K

WIRE KWIRE K

WIRE JWIRE J WIRE J

WIRE IWIRE I WIRE IWIRE H

WIRE H WIRE HWIRE G WIRE GWIRE G

WIRE FWIRE EWIRE D

WIRE C

WIRE C

WIRE C

WIRE BWIRE B

WIRE BWIRE A

WIRE Y

WIRE X

(123.37') (124.49')

126.72'

150.92'

150.23'

147.39'

129.37'

130.49'

128.95'

125.75'

130.20'

131.43'

129.90'

133.73'

134.78' 134.34'

134.80'

134.38'

135.55' 134.98'

135.03'

136.49'

135.65'

134.54'

138.31'

136.44'

139.01'13

7.26'

139.60'

148.59' 149.90'

149.27'

147.21'

149.45'

148.30' 150.00'

(123.40') (124.43')

126.76'

136.22'

507

508

509

510

515

516

517

518

521

522

505

506

511

512

513

514

519

520

136.34'

147.74'

147.69'

158.51'

158.50'

164.49'

164.44'

158.59'

158.61'

PARAPET

ROOF

ROOF

ROOF

ROOF

ROOF

ROOF

PARAPET

PARAPET

TOP PARAPET

TOP PARAPET

TOP PARAPET

TOP PARAPET

TOP ROOF

TOP ROOF

TOP ROOF

TOP ROOF

TOP ROOF

TOP ROOF

CNR

CNR

CNR

CNR

CNR

CNR

CNR

CNR

1127

1128

1129

113011311132113311341135113612

8.96'

129.89' WIRE A

WIRE B

WIRE C

WIRE G

WIRE H

WIRE IWIRE JWIRE K

WIRE KWIRE J

1100

11011102

11031104

1106

1107 1108

1109

1110 1111

1112

11131114

11151116

11171118

11191120 1121

1122

11241125

1126

11411142

114311441145

11491150

1151

1152

1153

1154

1155

1156

1157

1158

1159

1160

1161

1162

1163

1164

1165

1166 1167 1168

1169

1170

11711172

1173

11751176

1177

1179

1180

1181

1187

1188

107.43'

108.91'

109.70'

109.80'

109.87'

109.47'

109.42'

109.03'

109.47'

109.95'

110.28'

110.87'

110.40'110.21'

110.22'

110.53' 110.11'

110.18'

110.26' TP 114.90'

105.72'

105.29'

104.69'

104.46'

105.72'

104.98'

104.77'

106.01'

106.20'

105.67'

105.56'

106.01'

105.73'

105.13'

105.09'

104.46'

104.70'

104.95'

105.13'

117.28'

107.88'

107.01'

105.90'

117.31'

136.18'

136.15'

PARAPET

ROOF

CANOPY

CANOPY

VENT CNR

GRDVENT CNR

VENT CNR

GRD

CHAIN CNR

SDWLK CNR PLANTER

CNR

TOP PLANTER BLKTOP

CL

GRD

GRD

GRDGRD

BUMP CLBUMP CNR

BUMP CNR

BUMP CLBUMP CNR

BUMP CNR

BLKTOP EDGE

TOP PLANTER

PP

WALL CNR

SDWLK

BK CURB

GUTGUT

SDWLK BENDSDWLK BEND

WV

WV

WV

WV

GUT

CNR

CNR

CL

ISLE GUT BC

ISLE GUT POC

ISLE GUT EC

GRD

GRD

ISLE GUT

ISLE GUT

GUTGUT

GUT

DECID 0.2D 4R

OH CNR

TOB

CHAIN LINK

CHAIN LINK

TOB

CHAIN LINK

CHAIN LINK

WALL

OH CNR

CHAIN CNR

ROOF HEIGHT

ROOF HEIGHT

110.97'

109.45'

110.20'

135.58'

200

201

202

204205206207208209210211

212213214215216

231232233

234

235

236 270

271

272

273274275276

278279280

379

380

381

382

383

384

105.24'

102.95'

WIRE A

WIRE B

WIRE C

WIRE DWIRE E

WIRE FWIRE GWIRE HWIRE IWIRE JWIRE K

WIRE KWIRE JWIRE IWIRE H

WIRE G

WIRE FWIRE EWIRE D

WIRE C

WIRE B

WIRE A

WIRE B

WIRE C

WIRE GWIRE HWIRE I

WIRE I

WIRE G

WIRE JWIRE K

WIRE X

WIRE Y

WIRE Y

WIRE X

WIRE X

WIRE Y

WIRE H

238239242243

149.45'

149.29'

149.15'

149.36'

146.92'

146.58'

146.70'

147.01'

BEAM TOP

BEAM TOPBEAM END

BEAM END

BEAM END

BEAM ENDBEAM TOP

BEAM TOP

WALL BC

WALL POC

WALL EC

BK WALL

BK WALL

WALL GRD

WALL GRD

WALL GRD

LIGHT

LIGHT ARM

ROOF HEIGHTROOF HEIGHT DOORSILL

ISLE GUT

ISLE GUT

CROWN

ISLE GUT

CROWN

ISLE GUT

ISLE GUT

CROWN

ISLE GUT

CROWN

GUT BC

GUT POC

GUT EC

CLCL

GUTGUT

GUTGUT

GUT

TROLLEY POLE

TROLLEY POLEDECID 1D 5R

MAPLE 1D 10R

BK CURB

GUT GUT

GUTGUT

CHAIN LINKBK SDWLKSDWLK

SDWLKSDWLK

SDWLKBK SDWLKBK SDWLK

GRD

WALL WALL WALL

BK WALLBK WALLBK WALL

BK WALL

GRD

DOORSILL

WALL

WALL

WALL

WALL

BK WALL

BK WALL

TROLLEY POLE

TROLLEY POLE

BC GAS

GRD

TOE

TOP WALL

GRD

EDGE BLKTP

CL GUT CL GUT

CL GUT

CL GUT CL GUT

GRDGRDGRD

GRDGRD

BCH MH

FH

FH

PP

PP

PP

WV

CNRCNR

CNR

CNR

CNR

CNR

CNRCNR

CNR

CNR

CNR

WALL CNR

17109.06'

CROSS

FH

FH

WV

GV

MH

TP

TP

TP

TP

WV WV

WV

WV

EXISTING STREET TREETO BE PROTECTED

EXISTING STREET TREETO BE PROTECTED

POWER POLE

POWER POLETO BE RELOCATED

FIRE HYDRANT

PROPOSEDPOWER POLE

LOCATION

129' 161' 66'98'-11 3/4"

18

'

38

'-2"

2'

2'

2'

2'

61'-9"

6'-4"

EAST BROADWAY

CO

MM

ER

CIA

L D

RIV

E

LANE

PA

RK

AD

ER

AM

PLOAD

ING

1649 East BroadwayLEGAL DESCRIPTIONLot 1, Block 154, District Lot 264A, Group 1New Westminster District Plan EPP82462

LOAD

ING

CO

MM

.E

NT

RA

NC

E

CO

MM

.E

NT

RA

NC

E

RE

S.

EN

TR

AN

CE

5.4

9 m

18.0

0'

2.14 m

7.03'

1.9

8 m

6.5

0'

4.15 m

13.61'

4.43 m

14.53'

6.31 m

20.70'

9.22 m

30.24'

12F

1F

6F

1F

1F

6F

9.1

9 m

30.1

6'

2F

REZONING INTENT, REZONING RATIONALE AND DESIGN RATIONALE

BIRD’S EYE VIEW ABOVE EAST BROADWAY

BIRD’S EYE VIEW ABOVE LANE

DESIGN RATIONALEConsidering the rationale behind the massing on page 4, the building has been sculpted related to its context. The south elevation facing East Broadway will have enclosed balconies arranged in a semi-random pattern of brick and glazing to create more interest in the façade. Enclosed balconies and brick solid walls help mitigate sound and contribute to the energy efficiency of the building. The upper levels (7-12) are set back from the east and west boundaries to reduce the upper levels’ footprint and allow for more sunlight and views. The 7th floor, with a smaller footprint and open balconies, will have more glazing to break the height of the building by creating hierarchy and giving the upper part better proportion and lightness. The colour of brick changes to a lighter tone and a more reduced grain on the upper levels to visually help with this concept. The main amenity area, also located on Level 7 at the southwest corner facing Broadway, has access to an outdoor patio with planters and landscaping, all open to the sunlight above.

The laneway elevation consists of access to the 2-level parkade and 2 loading stalls. Beside the outdoor loading area, a “L” shape planter with trees located on Level 2 north terrace facing the lane. The upper residential elevation at the lane will have open balconies with glass handrails to minimize the massing. Brick texture and windows in a horizontal arrangement will activate the back façade. On East Broadway, the residential lobby is defined with a setback, creating a plaza on southwest corner of the site, protected by continuous canopies from the commercial space on the street.

REZONING RATIONALELocated on East Broadway in the Commercial-Broadway Station Precinct, this project will support transit use and further the City of Vancouver’s goal of prioritizing walking and biking. The project harnesses the potential of the site’s development.

The site faces Broadway to the south, is adjacent to a relatively new development to the east (C3-A), three-storey rental apartments to the west (RM-4N), and backs onto a lane to the north. The site is approximately 15,733 sq.ft. Currently, the site is vacant.

We are proposing the following amendments to the current zoning bylaw.

1. Change in the residential portion to 100% of the residential floor as secured rental housing, with 20% of the rentable floor area abiding by the policies of the Moderate Income Rental Program

2. Unit layout revisions and an additional 28 units (where 22 units are allocated to Moderate Income Rental) for a total of 114 units with over 36% family units for both the market rental portion and the moderate income rental portion.

3. Two additional storeys, for a total of 12 storeys and a height increase of 3.76 m (12.34 ft).4. Parking revisions to comply with the current Parking Bylaw5. Relocation of indoor amenity space to L7 with an adjacent outdoor amenity area for better exposure to sunlight.

REZONING INTENTOur intent is to amend the Zoning Bylaw by rezoning this site from the existing CD-1 (715) bylaw to CD-1 with 100% of the residential floor area as secured rental housing related to the Moderate Income Rental Program. The proposed additional height and density will include 20% of the total residential floor area allocated to below-market rental housing.

4

BROADWAY & COMMERCIAL PROJECTMARCH 05, 2020

From the Grandview-Woodland Community Plan

96 July 2016

  The portion of any building above 18.3 m (60 ft.) in height should not exceed a 

typical floor plate of 603.9 m2 (6,500 ft.2), and should be spaced at least 24.3 m (80 ft.) from any other building above 18.3 m (60 ft.) in height. 

Provide public realm improvements that could include increased sidewalk width, street trees, and amenities such as bike racks, patios, feature lighting, public art and publicly accessible restrooms. 

 

Commercial‐Broadway Station Precinct Mixed‐Use and Employment Area Land Use: Typical Section (from Woodland Drive to Commercial Drive) 

 The following additional specific policies apply:  Broadway from Woodland Drive to Commercial Drive

For sites zoned C‐3A: 

o Except in the case of cultural facilities; office uses are required on the second floor. Residential and/or commercial uses are permitted on upper floors. 

o Consider applications for additional height, density and relaxations on the Rio Theatre and sites directly adjacent to it, in order to support renewal and expansion of the cultural facility. (see 12. Arts and Culture) 

o Height: up to 10‐storeys. o Density: up to 4.0 FSR. o Minimum frontage of 36.5 m (150 ft.), measured along Broadway. 

  For sites zoned RM‐4N (subject to Rental Housing ODP policy) height and density 

options are as follows:  

LEVEL 0132.004 m

105.00'

LEVEL 0339.827 m

130.67'

LEVEL P129.013 m

95.19'

LEVEL 0442.621 m

139.83'

LEVEL 0545.415 m

149.00'

LEVEL 0648.209 m

158.17'

LEVEL 0751.206 m

168.00'

LEVEL 0854 m

177.17'

LEVEL 0956.794 m

186.33'

LEVEL 1059.588 m

195.50'

LEVEL 1162.382 m

204.67'

LEVEL 1265.176 m

213.83'

LEVEL P225.907 m

85.00'

LEVEL P2a23.497 m

77.09'

LEVEL 0237.033 m

121.50'

LEVEL MEZZANINE33.833 m

111.00'

ROOF68.021 m

223.17'

MECHANICAL ROOF70.663 m

231.83'

8'-8

"9'

-4"

9'-2

"9'

-2"

9'-2

"9'

-2"

9'-2

"9'

-10"

9'-2

"9'

-2"

9'-2

"9'

-2"

10'-6

"6'

-0"

9'-9

3/4

"10

'-2 1

/4"

7'-1

0 7/

8"

[36.

45M

]11

9' -

7"

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

SUITESUITE

RESTAURANTPARKING

RAMPLOADING

STORAGE

TERRACE

EL 104.65'31.90 m

30' - 2 3/8" 74' - 8 5/8" 17' - 0 3/8"

EL 110.33'33.63 m

P1

LOWER P1P2

P2

MASSING RATIONALE

COMMERCIAL-BROADWAY STATION PRECINCT MIXED-USE AND EMPLOYMENT AREA LAND USE: TYPICAL SECTION (FROM WOODLAND DRIVE TO COMMERCIAL DRIVE FROM p. 96 of GRANDVIEW-WOODLAND COMMUNITY PLAN

MASSING RATIONALEThis proposal is for a 12-storey building on the north side of East Broadway, part of the transit-oriented neighbourhood of the Commercial-Broadway Station Precinct outlined in the Grandview-Woodland Community Plan. In total, the project proposes 114 units with commercial area on the ground floor. The residential area is 100% secured rental.

The site presents 129' feet of frontage on East Broadway which will be activated by 5,307 sq.ft. of commercial area at the street. The retail base is set back for an 18' sidewalk on East Broadway, with the residential lobby entrance set back even further from the street. Above the commercial level, the building is set back in accordance with the guidelines in the Grandview-Woodland Community Plan. As the residential levels go up, the building setbacks increase at the east and west sides, creating roof decks that face away from the busiest street. The façades facing East Broadway will have enclosed balconies and solid walls which will help mitigate sound and contribute to the energy efficiency of the building.

The residential entrance will be on the west side of the site to ensure a consistent retail street language along East Broadway from the east side of the site to Commercial Drive.

PROPOSED SECTION

Building massing is based on the massing

outlined in the Grandview-Woodland Community Plan,

with additional setback requirements determined

through discussion with the City of Vancouver.