2096 West Broadway & 2560 Arbutus Street

Learn more about PCI’s proposal for a new mixed use development at Broadway and Arbutus.

Open House






Introduction

For over 40 years, PCI Developments (PCI) has championed transit-oriented, mixed-use developments in Metro Vancouver that help to bring communities and neighbourhoods to life. PCI is committed to helping to address Metro Vancouver’s housing affordability crisis, with development of quality, secured rental housing, often including below-market homes. PCI is also dedicated to transit-oriented development, which helps to make urban communities more livable and sustainable by making it easy for pedestrians, cyclists and those who use mobility aids to access transit.

PCI, together with TransLink, is exploring options to deliver a new, mixed use residential building at the corner of West Broadway and Arbutus, kitty corner to the future Arbutus Station. The site has two lots, which are co-owned by TransLink and PCI at 2096 West Broadway and 2560 Arbutus Street.

The project, subject to Vancouver Council approval, will deliver a 30-storey residential building that features:

  • Approximately 260 rental homes, including 20% below-market rental homes.
  • Approximately 7,600 square feet of neighbourhood-serving retail accessed at street level.
  • 8,672 sq.ft. square feet of community space for the Ohel Ya’akov Community Kollel.
  • A new public plaza that facilitates pedestrian connections across the site, fronting the Arbutus Greenway, with a controlled crossing to Arbutus Station.
  • A secondary Broadway Subway station entrance for Arbutus Station.
  • Design features that promote cycling, including ample bicycle storage, a bicycle wash and repair station.
  • Incentives for future residents that promote the use of public transit.

This development will contribute to the goals and aspirations of the Broadway Plan (2022) through quality, sustainable, high-density development near transit. It will also improve the function and expand the use of this important location along the Broadway Subway Line.

PUBLIC INPUT OPPORTUNITY

Should you wish to participate in the City of Vancouver’s Shape Your City Open House consultation, please visit their website. Public comments are being accepted from September 20 to October 3, 2023. During this period, members of the public will be invited to view information about the proposal, ask questions, and submit comments to the City of Vancouver.

In-Person Open House:

OUR Proposal

Site Context: The proposed development site is located at the intersection of Arbutus Street and West Broadway, steps from the future Arbutus Station. The site currently features aging, low rise commercial fronting West Broadway and Arbutus Street.

Location

The proposed site consists of two lots at 2096 West Broadway and 2560 Arbutus Street, and includes a little-used intersecting city lane, in the neighbourhood of Kitsilano. The site is located in a sustainable transportation hub, with the future Arbutus Station across the street from the site, with direct integration to the proposed development. The site is bordered by the Arbutus Greenway, a popular and well-used pedestrian and cycling route on Vancouver’s West Side.

The site is located within the Broadway Plan area, which seeks to accommodate future growth by integrating new housing, jobs and amenities around the new Broadway Subway.

Project Details

Subject to Council approval, this development will increase the purpose-built rental housing supply in the Kitsilano neighbourhood through the delivery of 260 new homes, including 20% below market homes, over 14,500 square feet of commercial space, including a new 8,672 square foot community space for the Ohel Ya’akov Community Kollel and a large public plaza integrated with the Arbutus Greenway. The site is situated in a sustainable transportation hub, with the future Arbutus Station across the street from the site, with a secondary station entrance directly integrated into the development.

The following is a detailed outline of the proposal:

Project Statistics*
Site Area20,250 sq. ft.
Height30 storeys
Density11.40 FSR
Retail Space7,610 sq. ft.
Community Space – Ohel Ya’akov Community Kollel8,672 sq. ft.
Residential BreakdownTotal Units
Total Homes260 homes
3-Bedroom Apartments26 homes
2-Bedroom Apartments68 homes
1-Bedroom Apartments110 homes
Studio Apartments56 homes
Vehicle Parking67 spaces
Bicycle Parking489 spaces
*The above noted project statistics are preliminary and will be refined through the rezoning process, taking into consideration feedback from community stakeholders and direction from City Staff.

Policy Context

The Broadway Plan

This site is governed by the Broadway Plan, which was approved by the City of Vancouver in July 2022 following an extensive community engagement and planning process. The proposed project is located in the ‘Arbutus/Broadway South – Area A’ of the Broadway Plan, which envisions a mixed-use transit station area with new housing, job space and amenities.

The Broadway Plan considers secured rental buildings up to 30-storeys in this location that provide:

  • 20% of the residential floor area at below market rates.
  • Continuous active ground floor retail/service uses.

The Broadway Plan considers the following uses in ‘Arbutus/Broadway South – Area A’:

Policy AreaBroadway/Arbutus South – Area AKBAA
UsesRetail/service, office, residential
Option/TenureSecured market and below-market rental housingOffice/hotel* developmentStrata ownership housing
Max Height30 storeys24 storeys25 storeys

Other Policies & Guidelines

The project is intended to adhere to all relevant City Policies including (but not limited to) the following:

  • Green Building Policy for Rezonings (2018)
  • Rainwater Management Bulletin (2018)
  • Zoning By-law (3575)
  • C-3A District Schedule
  • Public Art Policies and Procedures for Rezoned Developments (2014)
  • Community Amenity Contributions Policy for Rezonings (2022)
  • High-Density Housing for Families with Children Guidelines (2020)
  • Housing Design and Technical Guidelines (2019)
  • Family Room: Housing Mix Policy for Rezoning Projects (2016)

Demand for Rental Housing

There is a strong demand for rental housing in Vancouver, and in this neighbourhood in particular, as evidenced by the 0.4% vacancy rate in the Kitsilano/Point Grey area (Source: CMHC, 2022) which is well below the generally accepted benchmarks for balanced housing supply. A healthy vacancy rate sits between 3% to 5%.

Community Benefits

The project is situated in a transit hub making it an ideal location for new housing.

Key benefits of this application include:

Increased Rental Housing Stock

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The proposal offers more housing choices, with 260 new secured purpose built rental homes of varying affordability levels (market and moderate-income homes).

Below Market Rental Housing

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The proposal offers more housing choice, with 260 new secured rental homes. 20% of the residential floor area (52 homes) will be made available at below market rents (20% below CMHC), suitable for moderate income households.

Access to Transit & Sustainable Transportation Solutions

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The site is located at the intersection of West Broadway and Arbutus, across from the future Arbutus Station, which is anticipated to be operational in 2026. Direct integration to Arbutus Station from this proposed development.

The site is also bordered by the Arbutus Greenway, which is a prominent popular and well-used pedestrian and cycling route on Vancouver’s West Side.

Family-Oriented Housing

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The proposal will include more housing options for families, with approximately 35% of the residences as 2 and 3-bedroom homes.

Dedicated Cultural Space

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The project team has worked closely with the Ohel Ya’akov
Community Kollel to incorporate their new permanent home within the project. The project design gives the Kollel its own identity on the corner of West 10th & Arbutus, including retail space at grade for a public facing café and community space.

Enhanced Public Realm

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The project will help contribute to making Broadway a great street in the city of Vancouver, by enhancing the public realm experience and creating a link between Broadway, the Arbutus Greenway and Arbutus Station.

Public Plaza & Pathways

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Public spaces at grade including a plaza will link West Broadway, Arbutus and West 10th which will be activated through retail uses at all frontages. The plaza facing West Broadway is intended to seamlessly integrate with the Arbutus Greenway and enhance the connection to Arbutus Station.

Sustainability

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The project will meet or exceed the City’s sustainability targets under the Green Building Policy for Rezonings.

Frequently Asked Questions

The site, 2096 West Broadway and 2560 Arbutus Street, is located at the intersection of West Broadway and Arbutus Street in the neighbourhood of Kitsilano. The site currently features one and two-storey commercial buildings facing West Broadway and Arbutus Street, bisected by a little-used city lane.

Subject to Council approval, this development will increase the purpose-built rental housing supply in the Kitsilano neighbourhood through the delivery of 260 new homes, including 20% below market rental, over 14,500 square feet of commercial space, including a new 8,672 square foot community space for the Ohel Ya’akov Community Kollel and a public plaza with cross site connections.

20% of the residential floor area (52 homes) will be made available at below market rents (20% below CMHC), suitable for moderate income households.

The project is still in the pre-approval stage and is not yet approved. Sign up using our contact form to receive more information and updates

There is a strong demand for rental housing in Vancouver, and in this neighbourhood in particular, as evidenced by the 0.4% vacancy rate in the Kitsilano/Point Grey area (Source: CMHC, 2022) which is well below the generally accepted benchmarks for balanced housing supply. A healthy vacancy rate sits between 3% to 5%.

It is anticipated that this development, subject to Council approval, will attract a wide range of residents. A variety of home layouts are proposed to meet the needs of a wide demographic of residents, ranging from studios to 3-bedroom homes, suitable for singles, couples, families and downsizers.

The project will meet or exceed the City’s sustainability targets by pursuing the Low Emissions Green Buildings path of the Green Buildings Policy for Rezonings. The project is near  rapid transit and well-served by bike and pedestrian routes. We anticipate residents with be less car-dependent as a result.

Yes – most pets are welcome.

A comprehensive traffic analysis will be completed, as required under the rezoning process. The development team has retained Bunt & Associates as the traffic consultant for the project to conduct a Traffic Impact Assessment. Upon completion of their assessment, a report will be submitted to the City as part of the rezoning application and will be subject to rigorous internal review by the City’s Planning and Transportation Departments.

We are currently in the early planning stages for this proposal.

This project has not yet been approved and will be subject to the City-led public process, which includes further public consultation, review by the City’s Planning and Engineering Departments and committees, and an eventual Public Hearing. The timeline for the City’s planning review can range from 12 to 18 months.

The proposed development includes 67 vehicle parking spaces. Proposed reductions to the provided parking will be achieved through a Traffic Demand Management plan that will be developed and further defined through the development process. The project statistics are preliminary and will be refined through the rezoning process and discussions with the City and the community.

Given the mix of uses being proposed and the site’s transit, bike and pedestrian-oriented location, it is anticipated that future residents will utilize the future Broadway Subway and other multi-modal transportation options and be less reliant on motor vehicles.

Construction (subject to approval from the City) would take place over a period of approximately 3 years.

We would love to hear from you! Please click here to connect with us.

Yes, the proposal generally complies with the Broadway Plan. To accommodate unique orientation and dimensions of the site, some aspects of the application differ slightly from the prescribed guidelines of the Plan while remaining consistent with the Plan’s objectives and providing the best benefits to the neighbourhood within the realities of the site. The community meeting, cafe and worship space for the Ohel Ya’akov Community Kollel is proposed in lieu of 3 levels of job space.

The Ohel Ya’akov Community Kollel is a vibrant community and registered charity providing quality, modern Jewish education, programs and events that initiate exciting and meaningful social and cultural education. The Kollel invites all people to experience Judaism in an inclusive, comfortable, joyful and non-judgmental environment.

Through a partnership arrangement, TransLink co-owns the development site with PCI and support its redevelopment into a mixed-use transit-oriented development.  Furthermore, TransLink is a leader in North America in its efforts to work closely with public and private sector partners to foster transit-oriented development. Creating more transit-oriented communities is one of the key goals of most land use and transportation plans in Metro Vancouver. In practice, this means concentrating higher-density, mixed-use, human-scale development around frequent transit stops and stations, in combination with mobility management measures to  promote walking, cycling and transit use.

About Us

This project is being led by PCI Developments, together with TransLink and the Ohel Ya’akov Community Kollel. PCI will be managing the development process from city approvals through construction (subject to council approval).

The planning team includes design and transportation experts from MCMP Architects, Bunt & Associates Engineering, Durante Kreuk Landscape Architects, and Keystone Environmental.

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    Contact Us

    For more information, please contact us at info@pcibroadwayarbutus.com