Willow St and 13th Ave

Information about PC Urban's proposal for new development at Willow Street and 13th Avenue

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Introduction

Founded in 2010, PC Urban is a Vancouver-based real estate development company, specializing in re-imagining residential and commercial/industrial properties throughout British Columbia. 

2025 Application Update
In October 2025, PC Urban submitted a application to amend the approved CD-1 (Comprehensive Development District) draft by-law at 816-860 W 13th Avenue and 2915/2925 Willow Street, to deliver dedicated workforce housing to Vancouver General Hospital and Vancouver Coastal Health Staff. To best suit workforce housing needs, the unit mix has been modified from 354 rental homes to 507 rental homes, signifying a 17-bed increase to the total bed count.

Additionally, in an effort to make the entire building more affordable, the rezoning application amendment proposes 100% of the homes be aligned with the Westside Area Development Cost Levy (DCL) affordable rates. These homes are envisioned to be turn-key ready, with furnishings, utilities, wifi, and other amenities included in rents.

The proposed changes would not result in any impacts to the approved form of development as it relates to the approved height and density. The 11,000sf childcare facility will remain.

OUR PROPOSAL: 2915-2925 WILLOW STREET & 816-860 WEST 13TH AVENUE

View of the lobby and entry along Willow and West 13th Avenue
View of buildings and outdoor childcare are from South
View from North-East corner

PC Urban, together with Francl Architecture, has applied to amend their approved CD-1 Zoning with the City of Vancouver to to deliver two residential rental towers comprising of workforce housing for Vancouver Coastal Health staff withing 507 secured rental homes. The eastern tower will feature a 2-storey, 24-hour, 11,000 sq ft childcare facility for approximately 100 children, with spaces for children aged 0-3 (24 space program) and 3-5 (25 space program), as well as overnight care.  

The proposal aims to contribute to the Broadway Plan objectives of creating much needed rental housing stock in an emerging neighborhood hub, while adhering to the allowable building form. 

The following is an overview of the building statistics:

Project Statistics*
Site Area:37,528 sf.
Height:21 storeys + rooftop amenity
Density:7.33 FSR
Daycare Space:11,000 sf.
Residential Break Down
Total homes:
507 homes
In a mix of studio, one-bed, and two-beds
Vehicle Parking:213 spaces
Bicycle Parking:832 spaces
*The above noted project statistics may be refined through the rezoning process, taking into consideration feedback from community stakeholders and direction from City Staff.

Location:

The proposed project is located at the corner of West 13th Avenue and Willow Street, between Willow and Laurel Street, steps from Vancouver General Hospital, green spaces, community amenities and transportation.

Location image 1
Site Context: The proposed development is on the doorstep of the Vancouver General Hospital (VGH) Campus and will provide  much  needed  housing  and  childcare opportunities for the approximately 12,000 people who work at VGH, the Province’s centre of health excellence and a major health employer in Vancouver.
Location image 2
The site is located in the neighbourhoood of Fairview along the southern edge of West 13th Avenue and the west side of Willow. The site is well served by amenities and public transit, including the future Laurel and Broadway rapid transit Station (600 meters) and the existing Broadway – City Hall Station (950 meters). 

COMMUNITY BENEFITS

View of buildings and outdoor childcare are from South
Community image 2
Artistic Rendering: Outdoor Childcare & Play Area

Enhanced public realm

The project will enhance the public realm and pedestrian experience along West 13th Avenue with new landscaping, public art, improved sidewalks and additional street trees.

Flexible childcare

The eastern tower will feature a 2-storey, 10,500 SF, 24-hour childcare facility for approximately 100 children with spaces for children aged 0-3 and 3-5, as well as overnight care.

Increased rental housing stock

The proposal offers more housing choices, with 507 new secured purpose-built rental homes to provide workforce housing for Vancouver Coastal Health and Vancouver General Hospital Staff.

Sustainability

The project will meet or exceed the City’s sustainability targets under the Green Building Policy for Rezonings and will seek to achieve LEED Gold certification.

FREQUENTLY ASKED QUESTIONS

The proposed development site is located at 2915 Willow Street, 2925 Willow Street, as well as 816, 818, 826, 828, 834, 836, 844, 846, 856, 860 West 13th Avenue. The proposed sites consist of six lots, which currently feature duplex dwellings.

PC Urban, together with Francl Architecture, has applied to the City of Vancouver to amend the currently approving rezoning at the properties at 2915 Willow Street, 2925 Willow Street, as well as 816-860 West 13th Avenue under the City of Vancouver’s Broadway Plan (adopted in 2022) to deliver two residential rental towers comprising of workforce housing for Vancouver Coastal Health staff within 507 secured rental homes. The eastern tower will feature a 2-storey, 24-hour, 11,000 sq ft childcare facility for approximately 100 children, as well as extended care.  

PC Urban’s previous application for this site was approved by City Council in April 2025. Since then, PC Urban has refined their application in collaboration with Vancouver Coastal Health, to formalize the delivery of workforce housing to VCH staff and Vancouver General Hospital workers.

PC Urban submitted a rezoning application amendment to the City of Vancouver in October 2025 and the project will undergo a similar process of engagement through the City of Vancouver. The project anticipates to be before council early 2026 for final approval on the amended offering.

Rather than offering 20% of the units at 20% below CMHC rates (which is what is currently requested under the Broadway Plan), the application amendment seeks to provide 100% of the units at the Westside Area DCL Rates.

This improves the affordability of all the units, rather than just 20%.

Yes, the childcare will be staying and there is no change proposed with regard to the childcare offering from the previously approved application.

According to workforce housing needs, we understand most staff interested in this housing would prefer to live alone (and with partners), or with just one roommate. In an effort to provide as much workforce housing as possible, we have removed the three-beds to provide more  one-bedroom units.

Yes, the height for this site was approved at Public Hearing earlier this year. The height generally adheres to the Broadway Plan (2022). The location is within walking distance from the future Laurel and Broadway Subway Station, which is expected to be complete in 2026 before this project breaks ground.

The proposal includes rooftop outdoor spaces with gathering areas, dining areas, workout spaces, guest suites for visitors, and children’s play areas. There will also be a gym, flexible indoor space, and an activated laneway with a small outdoor amenity terrace and a dog run area.

The ground floor of the west tower will house a spacious gym and a flexible indoor amenity space with an accessible washroom and kitchenette connected to an open outdoor space that will allow residents to engage in different social and physical activities. Both buildings will feature bike workshop and wash stations.

Yes, pets will be welcome.

PC Urban 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.

The development encourages environmentally friendly transportation such as the use of public transit, cycling and car share. The project includes over 650 bike parking spaces as well as storage and is 950m from the Broadway City Hall station and 600m from the future rapid transit station on Broadway and Laurel Street.

The proposed project is on the doorstep of the VGH Campus (approx. 3 min walk), making it a great location to build secured rental housing and childcare for the some of the approximately 12,000 people who work at the hospital, including nurses and first responders. It is anticipated that the homes in this development will be an attractive option for VGH staff. Adding more housing close to major employment centres like VGH will also help to reduce traffic and public transit congestion.

The proposed development includes 213 residential and visitor vehicle parking spaces and 832 bicycle stalls. 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 Laurel and Broadway 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@pcurbanwillowstreet.ca)

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@pcurbanwillowstreet.ca)

The childcare facility which will accommodate approximately 100 children, with spaces for children aged 0-3 and 3-5 (, as well as overnight care. The daycare capacity is currently being explored by the applicant team and the City of Vancouver.

We are currently in the pre-approval stages of this project. Subject to Council approval, the childcare will be operated by a third-party childcare provider. If you would like to receive information and updates about the project, please email us at (info@pcurbanwillowstreet.ca)

policy context

Policy context image 1
The Broadway Plan includes the area bordered by Vine Street, Clark Drive, 1st Avenue and 16th Avenue.
Policy context image 2
The site is located in the Uptown South – Area B (“FUSB”) area of the Broadway Plan, which is envisioned as a “walkable, more diverse and primarily residential area close to jobs and rapid transit by providing opportunities for new affordable housing, and additional small-scale retail/ service uses”.

The Broadway Plan (2022)

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 aligns with the Broadway Plan’s vision and policy direction for Uptown South Area B. For further information on the Broadway Plan, please visit shapeyourcity.ca/broadway-plan

About Us

This project is being led by PC Urban Properties. The planning team includes design and transportation experts from Francl Architecture Inc and Bunt & Associates Engineering.

PC Urban

Founded in 2010, PC Urban Properties is a Vancouver-based real estate development company. The PC Urban team is a multi-disciplinary group of dedicated individuals focused on maximizing unrealized potential for our clients, for our communities, and for the properties we re-imagine.

We have successfully developed and launched real estate projects across all asset classes – retail, office, industrial, and multi-family. Our passion is to build spaces for people to live and spaces for people to work.

PC Urban is active throughout Metro Vancouver, the Central Okanagan, and Southern Vancouver Island. PC Urban has developed over $3.5 billion of projects across all asset classes, and currently has 5.2 million square feet of space under development. Under its Urban Flats apartment rental brand, Urban Flats represents the next step in PC Urban’s journey to provide high quality, well-located urban rental apartment homes in British Columbia. At present time, PC Urban has some 900 homes under construction throughout British Columbia and approximately 1,000 rental homes identified to be delivered in the City of Vancouver over the next 5-6 years.

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Francl Architecture

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, our firm has developed an intimate knowledge of the evolution of the civic fabric and an awareness of its potentials.

Francl Architecture Inc. employs a staff of 50, including registered architects, intern architects, technologists and urban planners. in tackling complex, urban, design intensive projects. Led by principals Walter Francl, Stefan Aepli, and Brendan Avery, the firm operates as a collaborative studio, drawing on the skills of all firm members in directing a design methodology that involves the client and users in the design process. We thrive on the challenge to realize a genuinely livable and sustainable built environment. Our diverse portfolio of work reflects a commitment to an interactive design process that builds on a clear understanding of the clients’ and users’ needs.

Bunt & Associates

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.

contact us

If you have questions, or would like more information about the project, please contact us at info@pcurbanwillowstreet.ca