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1040-1080 Barclay St rezoning application

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This application was approved by Council at Public Hearing on May 11, 2023, following the Public Hearing on May 9 2023. 


We would like your feedback on a rezoning application at 1040-1080 Barclay St. The proposal is to allow for the development two residential towers (57 storey West tower and 60 storey East tower) over ten levels of underground parking. The zoning would change from RM-5B (Multi-Dwelling) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 506 secured market rental units and 130 below market units (East tower)
  • 365 market strata-titled units and 99 social housing units (West tower)
  • retail space at grade in both towers
  • 37-space childcare facility on level eight of West tower
  • A floor area of 87,923 sq. m (946,391 sq. ft.)
  • An overall floor space ratio (FSR) of 21.87
  • A building height of 174.5 m (572 ft.) (East tower) and 173m (567 ft.) (West tower)
  • 832 vehicle parking spaces and 2,256 bicycle parking spaces

The application is being considered under the West End Community Plan, Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing in the Burrard Corridor of the West End Community Plan, and the Sustainable Large Developments Policy.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Please Note: This page accurately reflects the number of storeys for each tower. The heights were erroneously noted in the virtual open house postcard notification and have been updated


We would like your feedback on a rezoning application at 1040-1080 Barclay St. The proposal is to allow for the development two residential towers (57 storey West tower and 60 storey East tower) over ten levels of underground parking. The zoning would change from RM-5B (Multi-Dwelling) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 506 secured market rental units and 130 below market units (East tower)
  • 365 market strata-titled units and 99 social housing units (West tower)
  • retail space at grade in both towers
  • 37-space childcare facility on level eight of West tower
  • A floor area of 87,923 sq. m (946,391 sq. ft.)
  • An overall floor space ratio (FSR) of 21.87
  • A building height of 174.5 m (572 ft.) (East tower) and 173m (567 ft.) (West tower)
  • 832 vehicle parking spaces and 2,256 bicycle parking spaces

The application is being considered under the West End Community Plan, Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing in the Burrard Corridor of the West End Community Plan, and the Sustainable Large Developments Policy.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Please Note: This page accurately reflects the number of storeys for each tower. The heights were erroneously noted in the virtual open house postcard notification and have been updated

This application was approved by Council at Public Hearing on May 11, 2023, following the Public Hearing on May 9 2023. 

The opportunity to ask questions through the Q&A is available from May 16 to June 5, 2022. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the virtual open house time period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

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    When is the estimated time the existing buildings will start to be torn down?

    vanilla asked almost 2 years ago

    The process and timeline of each project varies; however, rezoning applications typically take 12 months from the submission date (Mar 23, 2022) to decision by Council at Public Hearing. Development permits can take 6 to 12 months after that and then construction may start. Landlords must give four months’ notice to end tenancies prior to construction beginning.

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    37 childcare spaces seems very, very small. In light of the federal government expanding childcare expenses, can that number be reconsidered so that families will be able to afford to live in the area?

    jbond asked almost 2 years ago

    37 space is the maximum number that can feasibly fit within the floorplate for this kind of tower form due to floor area requirements for indoor and outdoor space.

    The City does have a unique MOU funding relationship with the Province, signed in 2018 and confirmed again in 2021, to help distribute BC childcare “New Spaces” funds.  We have committed some of that funding to West End and Downtown projects that are currently in the planning phase, as well as other projects across the city; however, the suitability of this site limits the size that can be achieved.

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    Is there any commitment from the developers for community/arts spaces? Two huge towers should support more that apartments and retail. Community is based on social space, arts, gardens......

    jbond asked almost 2 years ago

    There is no requirement for community/arts spaces in this area of the Plan. The site has been identified for affordable housing and the applicant is providing social housing and a childcare facility to be owned by the City as the public benefit.

    Other areas of the West End Plan have been identified for arts and community spaces. Please see Chapter 17 of the Plan for more information: https://vancouver.ca/files/cov/west-end-community-plan.pdf 

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    As the City attempts to solve housing crisis, how will "market price" be determined? Will/does the City have some control- as, for example, rent controls- or do the developers have all control on prices and profit?

    jbond asked almost 2 years ago

    The market rents are set by the owner/landlord and typically reflect what is currently being charged in the private market for a comparable unit. There are no restrictions on what the rents can be; however the market rental tenure will be secured through a Housing Agreement registered on title.

    Below-market rental units would be required to meet affordability requirements for households with moderate incomes. Rents for these units would be pegged to either: 

    1. The City’s Moderate Income Rental Housing Pilot Program (MIRHPP) average monthly starting rents; or 
    2. A percentage less than the Canada Mortgage Housing Corporation (CMHC) average market rents for the area, subject to agreement by the City and provided that a portion of the below-market units offer deeper levels of affordability than those achieved under the MIRHPP program. Please see the policy for more information: https://council.vancouver.ca/20201124/documents/r5.pdf 
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    Reference is made to 5.11 Setbacks. Could you tell me what the point of origin is for the 24.4M measurement from The Patina west face. Is it the west wall of the ramp to the parkade OR west face of the building at an above grade location?

    Piper asked almost 2 years ago

    The applicant has clarified that the 24.4M measurement origin is between tower wall faces of The Patina’s tower and the East Tower. The West End – Tower Form, Siting and Setbacks Bulletin requires the minimum distance between towers to be 24.4m (80 ft.).

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    I am currently living in Patina and I have a concern. Would the construction cause the ground subsidence of my apartment?

    Kai Zhang asked almost 2 years ago

    As part of the construction process a de-watering monitoring plan is required. Any excavation is required to be shored using anchor rods or some sort of Engineered support mechanism approved by the City. There is no risk for subsidence of this newer building. The development will also have onsite monitoring for their own use and risk mitigation.

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    do you have any floor plans

    sng asked almost 2 years ago

    Please see page 120 of the application booklet linked on the right hand side of this page.