Summary#
On July 28, 2026, Vancouver City Council adopted in principle the two rezoning applications for 1795 West Broadway and 1368–1398 West Broadway as one package. The decision would change both sites from C-3A commercial zoning to site-specific CD-1 zoning, allowing much taller and denser buildings; delivering a seniors’ centre is a stated goal and part of the proposed public benefit.
- At 1795 West Broadway, the approved-in-principle plan is a 33-storey building with 263 strata homes and ground-floor commercial space. The proposed maximum height rises from 9.3 metres to 111 metres, and the maximum floor space ratio (FSR, building floor area compared with site area) from 3.0 to 14.6.
- At 1368–1398 West Broadway, the plan is a 38-storey building with 197 strata homes, 257 hotel rooms, ground-floor commercial space and a 1,120.23-square-metre seniors’ centre. The proposed maximum height rises from 9.2 metres to 132 metres, and maximum FSR from 3.0 to 13.4.
- The applicant has offered to build and transfer the seniors’ centre to the City, ready for use, as an in-kind community amenity contribution valued at $12 million.
- Council also approved in principle related Sign By-law and Noise Control By-law changes, conditional on the CD-1 by-law being approved.
- The rezonings are not yet in force. Council directed that the two CD-1 by-laws be brought forward for enactment together, but its decision says approval in principle does not require the City to enact them. Later development-permit review is also expected.
What it means for you#
- People looking for homes: The plans include 460 strata homes across both sites. The materials do not specify below-market or rental homes.
- Older adults and the City: The City is to receive a 1,120.23-square-metre seniors’ centre at the Hemlock Street site if the contribution is delivered. City staff say they will select a non-profit operator and return to Council for approval of the operator and lease terms.
- Nearby residents and businesses: If the rezonings are enacted and the projects proceed, the neighbourhood would see two high-rise mixed-use buildings. Parking, loading and bicycle spaces are to be finalized at the development-permit stage.
- The applicant: The projects remain subject to the approval conditions and further City decisions. Council’s in-principle approval does not itself grant a legal right to build.
- The public: No public hearing was held. The report says the Vancouver Charter prohibits one for a development consistent with relevant official development plans and containing majority residential use.
Money#
The report estimates $17,708,634 in development cost levies and $1,137,727 in public-art contributions across the two sites; it gives no overall City cost estimate.
- Expected development cost levies, based on December 2025 rates: $7,759,098 for 1795 West Broadway and $9,949,536 for 1368–1398 West Broadway.
- Expected public-art contributions, using the published 2016 rate: $474,751 and $662,976, respectively; the report says 60% may instead be paid in cash.
- The applicant’s proposed $12-million seniors’ centre is an in-kind contribution, not a cash payment. The report says no additional community amenity contribution is expected.
- The materials do not estimate City staffing, operating or maintenance costs for the centre, or state the tax treatment of the listed amounts.
What is unclear#
- The supplied material refers to approval conditions in report appendices but does not include their full text.
- The centre’s non-profit operator, lease terms, operating budget and ongoing costs have not been set out.
- The CD-1 by-laws and related Sign and Noise Control by-law changes have not yet been enacted. The decision gives no enactment date.
- The final building designs and parking details remain subject to later review. The report does not give a construction schedule.
Case for#
- City staff say the additional height and density help make it possible to deliver the seniors’ centre, which they identify as a public benefit and a response to a need for dedicated space for older adults.
- The plans add 460 strata homes near planned rapid-transit stations, along with commercial space; the Hemlock Street site also adds hotel rooms.
- Among online form responses, 24 of 43 for 1795 West Broadway and 38 of 64 for 1368–1398 West Broadway supported the applications. Supportive comments cited housing, transit access and the seniors’ centre.
- Staff say the proposals do not add shadow impacts beyond those contemplated by the Broadway Plan; for the Burrard Street site, they also say there would be no shadowing of neighbourhood parks or impact on protected public views.
Case against#
- Both buildings exceed heights and densities anticipated in parts of the Broadway Plan. Staff support the departures, but the decision permits substantially more floor area than the plan’s stated expectations.
- The homes are strata units, not specified rental or below-market homes. Residents who commented questioned the emphasis on strata housing over affordable housing, and some opposed the hotel.
- Among online form responses, 16 of 43 for 1795 West Broadway and 20 of 64 for 1368–1398 West Broadway opposed the applications. Concerns included height, shadows, neighbourhood effects, traffic, parking and pressure on services.
- The centre’s future operating costs and arrangements are not yet clear. The City would receive a facility, but the materials do not say how much it will cost to operate or maintain.