purpose built rental development
Fabric Living is proposing to add new market and moderate income rental housing and neighbourhood serving retail opportunities at 461–479 East 16th Avenue, in the heart of the Fraserhood.
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 May 29 to June 11, 2024. 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 and the applicant.
Since 2015, Fabric Living has been enhancing communities by creating unique, thought-provoking and exciting human experiences through the medium of built space. Fabric Living is committed to helping address Metro Vancouver’s, and specifically East Vancouver’s, housing crisis, with the development of quality, secured rental housing, often including below-market homes.
Fabric Living, together with Francl Architecture, has applied to the City of Vancouver to rezone the properties at 461–479 East 16th Avenue to allow for the development of a 20-storey (+ rooftop amenity area) mixed-use building with 171 secured rental homes and between 1200 and 2000 ft² of active street-level retail fronting East 16th Avenue, which is envisioned to be a neighbourhood hub.
The proposal seeks to respect the unique neighbourhood character and context of the Fraserhood, while also delivering on the goals of the Broadway Plan, which seeks to create new homes, jobs and amenities around the new Broadway Subway, which will connect parts of Fairview, Kitsilano and Mount Pleasant.
16,111 sq.ft.
20 storeys + rooftop amenity
6.8 FSR
~1200-2000 sq.ft.
171
34 (20%)
60 (35%)
77
275
The proposed site consists of four lots, fronting East 16th Avenue, adjacent to an existing lane. The site currently features six multi-family dwellings, built between 1975 and 2004.
In March 2019, the City of Vancouver launched a planning process to create a comprehensive community plan for the area within Vine Street to Clark Drive and 1st Avenue to 16th Avenue. The Broadway Plan was approved by Vancouver City Council on June 22, 2022 following an extensive, three year-long community engagement process. The 30-year plan seeks to accommodate future growth by identifying opportunities to integrate new housing, jobs, and amenities around the new Broadway Subway.
The proposal for 461–479 East 16th Avenue aligns with the Broadway Plan’s vision and policy direction for the Mount Pleasant South Apartments Areas. For further information on the Broadway Plan, please visit shapeyourcity.ca/broadway-plan
The proposal offers more housing choices, with 171 new secured purpose-built rental homes of varying affordability levels (market and moderate-income homes).
20% of the residential floor area (34 homes) will be made available at below market rents (20% below CMHC), suitable for moderate income households.
The proposal will include more housing options for families with approximately 35% of the residences at 2 and 3-bedroom homes.
The design includes a neighbourhood “Bodega” which will be supported by a large, south-facing exterior courtyard which will provide ample outdoor seating area. This space has been programmed to support the Bodega use, but could be effectively used by building residents and the wider community beyond the retail hours of operation.
A defining feature of Fabric Living’s development approach is the integration of public art in each community. The project team is exploring three potential locations for public art; these locations have been chosen for their exceptional potential for public accessibility, visibility, and provide a versatile platform for the selected artists or artist teams.
The project site is located in proximity to a vast range of public transit networks and walkable communities. The project commits to the provision of EV Charging stations as required, to incentivize the use of zero-emission vehicles and also provides easy access to secure bike parking to incentivize the increase of bike travel options.
The streetscape design seeks to expand and animate the current public realm to encourage recreational activities and social interaction.
The project seeks to respect and retain the existing streetscape and culture of the neighbourhood. The landscape design draws inspiration from the existing context and seeks to blend into the surrounding community.
The proposal is pleased to provide a host of high-quality indoor and outdoor amenity spaces that enhance the residential user experience of the building.
The proposed development site is located at 461–479 East 16th Avenue, mid block between St. George Street and Prince Edward Street. The proposed site consists of four lots, which currently feature six multi-family dwellings, built between 1975 and 2004.
Fabric Living, together with Francl Architecture, has applied to the City of Vancouver to rezone the properties at 461–479 East 16th Avenue to allow for the development of a 20-storey (+ rooftop amenity area) mixed-use building with 171 secured rental homes and between 1200 and 2000 ft² of active street-level retail fronting East 16th Avenue, which is envisioned to be a neighbourhood hub. 20% of the total residential floor space will be offered at 20% below average rents and at least 35% will be family sized housing (2-3 bedrooms).
The application includes between 1200 and 2000 ft² of active street-level retail fronting East 16th Avenue for a “neighbourhood Bodega”. The Bodega has been positioned to maximize its exposure to 16th Avenue in order to optimize its retail frontage. The interior space is supported by a large, south-facing exterior courtyard which will provide ample outdoor seating area. This space has been programmed to support the Bodega use, but could be effectively used by building residents and the wider community beyond the retail hours of operation. This area has been carefully designed to maximize sunshine, provide a variety of seating areas, including active / playful spots for all ages to enjoy. Careful attention has been given to provide privacy to the eastern neighbours.
A formal rezoning application was submitted to the City of Vancouver in February 2024. This project has not yet been approved and will be subject to the City-led public process, which includes further public consultation and review by the City’s Planning and Engineering Departments and committees. The timeline for the City’s planning review can range from 12 to 18 months.
20% of the residential floor area will be secured at 20% below CMHC city-wide average rents.
Consistent with the Broadway Plan, starting rents of the below-market housing will be secured at rents 20% below the CMHC city-wide average of that year. After initial occupancy, rent escalation during a tenancy will be limited to the increases authorized by the Residential Tenancy Act. Between tenancies, the rent may be re-indexed to the current CMHC average rent.
The Canadian Mortgage and Housing Corporation (CMHC), a federal crown corporation, collects information on average rents every year in October and releases a report early in the following year.
The project is currently in the pre-approval stages. A below-market rental application process will be established following project approval. To receive more information and updates, please email us at info@fabriceast16.com.
The property is located within the Broadway Plan area, which seeks to accommodate future growth by integrating new housing, jobs and amenities near the new Broadway Subway. The project, including the proposed height, complies with the policies outlined in the Broadway Plan.
The key community benefit provided through this application will be 100% purpose built, secured rental housing including a 20% below-market housing component. As such, no Community Amenity Contribution (CAC) will be generated, consistent with Broadway Plan direction.
The proposal is pleased to provide a host of high-quality indoor and outdoor amenity spaces that enhance the residential user experience of the building. Outdoor amenities will include: a raingarden and outdoor lounges at grade, dog run, multi-generational play / exercise at the roof-top amenity level, urban agricultural growing / harvesting area at the roof-top amenity level and a dining/lounging area at the roof-top amenity level. Indoor amenities will include: amenity Lounges / co-working spaces at L1, dog wash / bike wash, oversized bike parking at grade for bike trailers, etc., a social lounge space and a fitness studio.
Yes, most pets will be welcome.
Fabric Living has retained a traffic consultant to complete a comprehensive traffic analysis and will comply with all transportation requirements of the City rezoning process. 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.
In November 2023, the Vancouver City Council approved revisions to the Parking Bylaw to remove parking minimums for developments in the Broadway Plan area, except for accessible parking and passenger loading spaces. While the project is eligible for a zero-minimum parking supply, the proposed development includes 77 residential and visitor vehicle parking spaces. Given the project’s rental tenure and the site’s transit-oriented location, it is anticipated that future residents will utilize the future Broadway Subway and other muti-modal transportation options, including the Mount Pleasant Subway Station, which is anticipated to be operational by 2026.
Construction (subject to approval from city staff and Council) would take place over a period of approximately 30 months.
The rezoning application process will also include multiple opportunities for input from the community, including a public Open House on the City of Vancouver’s online “Shape Your City” platform. If you would like more information about the project, please email info@fabriceast16.com.
Although we are currently in the pre-approval stages of this project, we are happy to discuss opportunities for rent. Please email us at info@fabriceast16.com.
This project is being led by Fabric Living. The planning team includes design and transportation experts from Francl Architects Inc, Hapa Collaborative and Bunt & Associates Engineering.
Founded in 2015, Fabric Living is a Vancouver-based real estate development company that celebrates community by creating unique spaces in vibrant, authentic neighbourhoods. Fabric specializes in the development of condominium, purpose built rental homes and mixed-use developments in urban, amenity-rich communities.
Over the past 30 years, Francl Architecture Inc. has established a strong track record of efficient and elegant projects that are attuned to the unique social and physical textures of their environments. With a focus on projects within the Lower Mainland, Francl has developed an intimate knowledge of the evolution of the civic fabric and an awareness of its potential.
HAPPA Collaborative is a landscape architecture and urban design practice, deeply committed to the creation of connected and livable communities.
With an emphasis on sustainability, Bunt provides multi-modal solutions to urban transportation challenges. Bunt is represented by a team of planners, engineers, technologists and professional staff in Vancouver, Victoria, Calgary and Edmonton.
If you have questions, or would like more information about the project, please contact us at info@fabriceast16.com