Planning, Urban Design, and Sustainability
- This report evaluates an application to rezone 1477 West Broadway from C-3A (Commercial) District to CD-1 (Comprehensive Development) District to permit the development of a 39-storey mixed-use building. The proposal includes commercial uses at the ground level, a grocery store on the second level, office use in the podium, and 100% secured rental housing units in the tower. The residential floor area includes 223 secured rental housing units with 20% of the residential floor area as below-market rental units and will contribute towards targets within the Housing Vancouver Strategy. The proposal has a total floor area of 29,568.6 sq. m (318,273 sq. ft.) and a floor space ratio (FSR) of 12.30. The project site is located along the Millennium Line and includes the South Granville Station entrance which is currently under construction.
- The proposal aligns with the Burrard Corridor Area of the Metro Core Jobs and Economy Land Use Plan (“Metro Core Plan”) which seeks to intensify mixed-use and residential/ commercial capacity along transit investment to support job space for economic growth. The policy supports the exploration of increased height and density where appropriate. The emerging directions in Phase 2 of the Employment Lands and Economy Review (”ELER”) further reinforce the economic nature of the Central Broadway area, and encourages job generating uses.
- In November 2021, the Broadway Planning Program released the Phase 3 Broadway Plan Refined Directions which considers high density housing near transit stations, with building heights from 30 to 40 storeys, in close proximity to job space, shops and services. Staff have assessed the application and conclude that it meets the intent of the Metro Core Plan and ELER, and aligns with the Broadway Plan’s Refined Directions. The site is located in the Broadway Plan study area and is subject to the Policy on Consideration of Rezoning Applications during the Broadway Planning Process (“Broadway Plan Interim Rezoning Policy”) which restricts the consideration of rezoning applications during the Broadway Planning Program.
- Following a decision by Council on July 21, 2021, staff were instructed to consider a rezoning application at this site as an exception to the Broadway Plan Interim Rezoning Policy to mitigate construction conflicts with the Broadway Subway. Staff recommend the application be referred to a Public Hearing, with the recommendation of the General Manager of Planning, Urban Design and Sustainability to approve it in principle, subject to the Public Hearing and conditions contained in Appendix B.
Green Buildings – The Green Buildings Policy for Rezonings requires that rezoning applications satisfy either the near zero emission buildings or low emissions green buildings
conditions within the policy. This application has opted to satisfy the Green Buildings Policy for Rezonings under the low emissions green buildings requirements. The low emissions green buildings pathway represents City priority outcomes, establishing 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. The applicant has submitted preliminary energy modelling analysis detailing building performance strategies to meet the energy use intensity, greenhouse gas and thermal demand targets.
Natural Assets – The Urban Forest Strategy was developed to find ways to help preserve, protect and strengthen Vancouver’s urban forest and tree canopy for the future. The Protection
of Trees By-law aims to maintain a healthy urban forest by requiring permission be sought to remove trees which meet certain conditions. The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification. This is in keeping with City goals to achieve resilient and healthy natural systems in our urban areas. There are no existing trees on the site or on City property adjacent to the development. See Appendix B for landscape and tree conditions.