Broadway Corridor Updates

[madog222]

259-293 E 11th Ave and 216 Kingsway

-29 storey, 101m, tower
-364 social hosing units
-17 assisted living units
-two levels of commercial/office
-10.1 fsr
-Normalization of the Kingwasy & E 11th intersection with the development taking over the short section of Sophia St north of 11th.

https://www.shapeyourcity.ca/259-293-e-11-216-kingsway


Image from Diamond Scmitt

[GenWhy?]

Huh I thought they updated the C-3A zoning years ago but it's still 1-3 FSR for a 3-storey building.

Also, speaking of Broadway, there are a few anti-displacement folks claiming victory over rezonings being pulled, but they don't realize the City pre-zoned their buildings...

[GenWhy?]

Great outcome from the Coast Mental Health redevelopment is the acquisition of the portion of Sophia Street and the closure of a part of the E-W lane to Kingsway - which makes the street so much safer.

[jollyburger]

For anyone that doesn't want to go through the application on the Coast Mental Health project

https://storeys.com/mount-pleasant-coast-mental-health/

[madog222]

More on the above project with comments from Coast Mental Health.

https://www.biv.com/news/economy-law-pol...350m-project-for-mount-pleasant-12435903

[logan5]

Doesn't say anything about there being any supportive housing, but it is inevitable that some of those units will be supportive housing, given the mental health facilities that will be there. Which is cool I guess, but Mt. Pleasant already has more than its fair share of "high maintenance" residents.

[WarrenC12]

Originally Posted by logan5

Doesn't say anything about there being any supportive housing, but it is inevitable that some of those units will be supportive housing, given the mental health facilities that will be there. Which is cool I guess, but Mt. Pleasant already has more than its fair share of "high maintenance" residents.

Pretty loosey goosey with the details:

He said the proposed 364 homes are not considered supportive housing, but emphasized the importance of dignified, safe and accessible housing to prevent a person’s mental health from deteriorating.

“Whilst we do hope to serve people living with mental illness, that is a portion of the population that we will serve here with the 364 homes,” Macdonald said.

“It could include low-income seniors, single-parent families because it is multifamily housing, as well—from studios all the way to four bedrooms. But also for nurses, teachers and those working in the trades.”

I think it's clear that 364 units is a huge amount, and having them for lower income people with jobs is great. That many people living in the same building requiring significant support is too much IMO.

[jollyburger]

COV is cashing in on the parking lot across from Mount Pleasant Station?

https://marcusmillichap.ca/property-sear...vancouver/for-sale/land/2500_main_street

[WarrenC12]

Originally Posted by jollyburger

COV is cashing in on the parking lot across from Mount Pleasant Station?

https://marcusmillichap.ca/property-sear...vancouver/for-sale/land/2500_main_street

A few years too late, it would be nice for the development to be finished when the train opens. Oh well. Is it normal to not have a price listed?

[madog222]

Originally Posted by WarrenC12

Is it normal to not have a price listed?

Yes.

[mcj]

Originally Posted by jollyburger

COV is cashing in on the parking lot across from Mount Pleasant Station?

https://marcusmillichap.ca/property-sear...vancouver/for-sale/land/2500_main_street

Seems like an excellent lot if the city ever actually got around to developing city owned land via the VHDO. Shame they're going to sell.

[jollyburger]

Originally Posted by mcj

Seems like an excellent lot if the city ever actually got around to developing city owned land via the VHDO. Shame they're going to sell.

I guess in the grand scheme of things there is only so much they can do if they already have to finance/partner on a few billion dollars of projects on all those other projects.

[jollyburger]

Qualex-Landmark project on the north side of Kingsway on Fraser. RIP all the new commercial units on the ground floor that will destroy the viability of Commercial Drive



https://www.shapeyourcity.ca/2900-2926-fraser-st

[GenWhy?]

Huh so apparently there is already an easement for an alley behind that building but it's just overgrown brush right now.

Like the potential to close the E-W lane was they are super dangerous an unnecessary.

Great little addition to Fraser Street to connect Broadway to Kingsway.

[GenWhy?]

You'll also see in-board bedrooms which are now allowed as of like last week

[logan5]

I guess that Fraser Street proposal doesn't quite meet the minimum site frontage for an 18 story tower? It's very close though.

[madog222]

Originally Posted by GenWhy?

You'll also see in-board bedrooms which are now allowed as of like last week

Well they're labeled as dens but with a single bed and side table drawn in.

[jollyburger]

Originally Posted by logan5

I guess that Fraser Street proposal doesn't quite meet the minimum site frontage for an 18 story tower? It's very close though.

The intention of the MRTC district is to “strengthen Fraser Street as a
more pedestrian and bike friendly mixed-use street with new rental housing
opportunities and additional shops and services for residents in the area”.
The MRTC policy permits both mixed-use towers up to 18 storeys (FSR
5.5) and secured market rental housing of six storeys with an FSR 3.5 - 3.7.
After reviewing both built forms, the Applicant team has elected to
pursue the 6-storey option.

Seems like they just decided to go with 6 storeys for other reasons (no below market either).

[GenWhy?]

Originally Posted by madog222

Well they're labeled as dens but with a single bed and side table drawn in.

Yup which previously wouldn't have made it this far through Staff review.

And these regulations come to a vote on July 22, so i assume they're allowing this one to be processed in tandem:

The City of Vancouver is continuing work to improve development viability to sustain housing delivery and advance Council’s housing priorities in the current market. As part of this work, staff are proposing new updates to Apartment Regulations that will be considered at Council on July 22, 2026.

https://vancouver.ca/people-programs/diversifying-housing-options.aspx

Please note the following proposed changes:

Removing floor area exclusion maximum limits for residential amenities and balconies;
Standardizing unit mix requirements for a minimum of 35% of dwelling units to have two or more bedrooms, with a minimum of 5% as three-bedroom units;
Updating natural light regulations to permit inboard rooms; and
Creating a new minimum bulk storage requirement with more design flexibility, and a new simplified FSR exclusion.