Our Proposal
PCI Developments (PCI) is proposing to develop the property at 1434 West 8th Avenue.
The project proposes 162 purpose built rental homes (80% market and 20% below-market rental), housed in a 25-storey residential building with a 2-storey commercial podium featuring neighbourhood-serving retail at grade and a pedestrian mews along the western edge of the property.
This development, subject to Council approval, creates a prime opportunity to add rental housing and retail space in the thriving South Granville area, and close to new and existing rapid transit.
Location
This project is located at 1434 West 8th Avenue, on the south side of West 8th, between Hemlock Street and Granville Street. The site is situated in the Granville/Burrard Slopes – Area C part of the Broadway Corridor. The project is adjacent the future South Granville Station on the Millennium Line Broadway extension currently under construction at the corner of Broadway and Granville, which is anticipated to be operational in 2026, prior to completion of this development.
Project Details
The following outlines the current project details.
| Project Statistics | |
|---|---|
| Height | 25 Storeys |
| FSR | 8.08 FSR |
| Total Homes | 162 Rental Homes – 80% Market Rental – 20% Below-Market Rental |
| Unit Mix | Studio: 4 homes 1-bedroom: 102 homes 2-bedroom: 40 homes 3-bedroom: 16 homes Market rental: 130 of 162 homes Below-market rental: 32 of 162 homes |
| Mews | Mid block connection, which will lead from West 8th Avenue toward South Granville Station |
| Retail Space | Approximately 5,500 square-feet |
| Vehicle Stalls | 93 parking stalls |
Above: A new pedestrian mews along the western edge of the site will improve neighbourhood connectivity.
Above: The proposal complies with the spirit and intent of the Broadway Plan by providing secured market and below-market rental housing, amenities and retail, all adjacent to rapid transit.
Policy Context
In July 2022, the City of Vancouver approved the Broadway Plan, following a robust community engagement process. The Broadway Plan is a comprehensive area plan for the area within Vine Street to Clark Drive and 1st Avenue to 16th Avenue.
This site is located within the Granville/Burrard Slopes – Area C section of the Broadway Plan, which envisions a vibrant, eclectic and walkable mixed-use area close to rapid transit by providing opportunities for additional housing, job space, amenities, cultural facilities, and local-serving retail/service uses. The proposal aims to contribute to the Broadway Plan objective of creating a new centre in the Broadway Corridor by providing rental housing and job space, while adhering to the allowable building form.
Community Benefits
Frequently Asked Questions
This project is located at 1434 West 8th Avenue, on the south side of West 8th, between Hemlock Street and Granville Street. The site is part of the Broadway corridor and is adjacent the future South Granville Station of the Broadway Line extension.
The site currently has a two-storey commercial building as well as parking and staging space for a 39-storey mixed-use development under construction at the corner of Broadway and Granville.
The first floor of the existing two-storey building is being used as the site office for the Broadway & Granville project, and the second floor residential is occupied by a rental tenant (previous seller of the strata unit to PCI).
The proposal seeks to allow for the development of:
- A 25-storey residential building with a 2-storey commercial podium
- 162 secured rental homes, including 80% market rental homes and 20% below market homes
- Pedestrian Mews mid-block along the western edge of the property
- Approximately 5,500 square-feet of neighbourhood retail
- 93 vehicle parking stalls
This proposal is informed by the objectives of the Broadway Plan and seeks to provide much needed rental housing stock and job space, while adhering to the allowable building height and form.
The massing complies with the policy guidelines in the Broadway Plan, topping off at 25 storeys plus a rooftop amenity space. Based on current neighbourhood context, this height outlined under the Broadway Plan is suitable, as it creates a consistent skyline expression and provides a natural visual transition to the adjacent developments.
The proposed building height is consistent with the Broadway Plan, and surrounding developments, including the Masonic Center (19 floors) and the 1477 Broadway development (39 floors), which immediately neighbour this site.
In July 2022, the City of Vancouver approved the Broadway Plan. This site is located within the Granville/Burrard Slopes – Area C section of the plan, which envisions a vibrant, eclectic and walkable mixed-use area close to rapid transit by providing opportunities for additional housing (particularly secured rental and social housing), job space, amenities, cultural facilities, and local-serving retail/service uses.
This proposal is informed by the objectives of the Broadway Plan and seeks to provide much needed rental housing stock and retail, while adhering to the allowable building height and form.
There is a strong demand for housing across the city, with a low 0.6% vacancy rate in the Vancouver and the South Granville/Oak neighbourhood (a healthy housing market typically has a vacancy rate of 3-5%). From a rental perspective, the rental market is extremely competitive, and providing high quality rental housing close to transit is a major asset.
The homes proposed in this development have been designed to accommodate a diverse range of tenants, including families, singles, couples and seniors.
PCI includes end of trip and bike facilities including bike wash and repair in all of our new projects. There will be facilities for residential and commercial use.
PCI is committed to making all rental buildings pet friendly (with some restrictions). Your furry friends need homes too!
Retail at grade will extend along the entire site along West 8th Ave, contributing to an activated, pedestrian friendly street level. Subject to Council approval, PCI will begin engaging prospective commercial and retail tenants. We welcome any input on the type of retail the community would like to see included in this project.
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 in close proximity to rapid transit and well-served by bike and pedestrian routes. We anticipate residents with be less car-dependent as a result.
In a study published under the University of Pennsylvania Law Review, data showed that it’s more likely that neighborhoods with local cafes, bars, offices, and residential areas are inherently more likely to have more “eyes on the street” at more hours of the day.
As this project contains mixed-uses with residential, office and retail, we expect to see similar data as a result.
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.
Every effort will be made to minimize the impact along local roads. A Traffic Control Plan will be prepared and vetted by the City prior to construction. Any necessary closures will be limited in scope and duration wherever possible and permits will be in place with the City.
Construction (subject to approval from the City) would take place over a period of approximately 2-3 years.
Any overlap between this project and the 1477 West Broadway project is likely to be relatively brief. The anticipated completion of 1477 West Broadway is fall 2025, while the City approval process would suggest a building permit for this project may be awarded in fall/winter 2024.
Currently, the Broadway Subway Project construction is expected to be completed in early 2026. We anticipate the opening of the South Granville Station to be the same.
This project will provide well-paying work for hundreds of Vancouver residents, both on site and off site, including a wide variety of construction trades, project managers, engineers, architects and other professionals.
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.
We would love to hear from you! Please click here to connect with us.
About Us
This project is being led by PCI Developments in collaboration with MCM Architects, Bunt & Associates Engineering and Durante Kreuk.
