1065 Harwood St and 1332 Thurlow St rezoning application

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We would like your feedback on a rezoning application at 1065 Harwood St and 1332 Thurlow St. The proposal is to allow for the development of a 36-storey residential building (which include roof access, mechanical and outdoor area). The zoning would change from RM-5A (Residential) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 288 rental units (with 231 market rental units and 57 below-market rental units)
  • A floor space ratio (FSR) of 13.1
  • A floor area of 21,033 sq. m (226,400 sq. ft.)
  • A building height of 96.3 m (316 ft.)
  • Seven levels of underground parking with 151 vehicle parking spaces, 11 accessible spaces, 534 Class A bicycle parking spaces and 15 Class B bicycle parking spaces.

Revised Application (October 21, 2021)

A revised application was submitted following feedback received from the community open house and staff review. Key changes include:

  • 279 rental units (with 224 market rental units and 55 below-market rental units)
  • A floor space ratio (FSR) of 12.55
  • A floor area of 20,239 sq. m. (217,853 sq. ft.)
  • A building height of 91.44 m (300 ft.); 33 storeys

The application is being considered under the Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing in the Burrard Corridor.

NOTE: A rezoning application was submitted in 2017 for the same site. The application was withdrawn in 2021.

In response to COVID-19 (Coronavirus), we will be holding an extended online question and answer (Q&A) period in place of an in-person open house for this project.


We would like your feedback on a rezoning application at 1065 Harwood St and 1332 Thurlow St. The proposal is to allow for the development of a 36-storey residential building (which include roof access, mechanical and outdoor area). The zoning would change from RM-5A (Residential) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 288 rental units (with 231 market rental units and 57 below-market rental units)
  • A floor space ratio (FSR) of 13.1
  • A floor area of 21,033 sq. m (226,400 sq. ft.)
  • A building height of 96.3 m (316 ft.)
  • Seven levels of underground parking with 151 vehicle parking spaces, 11 accessible spaces, 534 Class A bicycle parking spaces and 15 Class B bicycle parking spaces.

Revised Application (October 21, 2021)

A revised application was submitted following feedback received from the community open house and staff review. Key changes include:

  • 279 rental units (with 224 market rental units and 55 below-market rental units)
  • A floor space ratio (FSR) of 12.55
  • A floor area of 20,239 sq. m. (217,853 sq. ft.)
  • A building height of 91.44 m (300 ft.); 33 storeys

The application is being considered under the Criteria for 100% Secured Rental and Below-Market Housing as an Alternative to Inclusionary Social Housing in the Burrard Corridor.

NOTE: A rezoning application was submitted in 2017 for the same site. The application was withdrawn in 2021.

In response to COVID-19 (Coronavirus), we will be holding an extended online question and answer (Q&A) period in place of an in-person open house for this project.


The virtual open house has concluded. Please use the “Send your comments” tab or contact the Planner directly for any further feedback. Thank you for participating.

Q&A is available from May 10 to May 31, 2021.

Q&A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus).

We post all questions as-is and aim to respond within two business days.

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    What are you going to do to ensure traffic laws are followed when you increase traffic by 319 new vehicles? I see people drive the wrong way on Thurlow on the daily. On May 27th at 10:17pm I saw a driver drive the wrong way on Thurlow, a near miss head-on collision with oncoming traffic, and a police cruiser who politely asked the driver to do a 3 point turn and go the right way. There was no licence check, no ticket written... how will you reinforce traffic in the future if nothing is being done now?

    mimit asked 5 months ago

    Both rezoning sites at 1065 Harwood and 1332 Thurlow St will be required to provide regulatory sign changes/updates resulting from each development site. Traffic violations on the surrounding street network, by persons unfamiliar with Thurlow as a one-way street, will continue to be enforced by local authorities. Contact the Vancouver Police Departments non-emergency line at (604) 717-3321 to report any situations that do not require an immediate response.

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    How many visitor parking spaces?

    Jane Davidson asked 5 months ago

    The proposed parking for 1065 Harwood consists of six levels of underground parking for 146 vehicle spaces, 11 accessible spaces, 564 Class A bicycle spaces, and 15 Class B bicycle spaces. These numbers may change, as a Transportation Demand Management Plan may see additional vehicle reductions. The applicant will be required to provide parking in accordance with the provisions set out in the Parking By-law at the time of Development Permit.

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    The more I think about this proposed development the more worried I become. Such developments belong on major intersections or at transit hubs. Harwood and Thurlow is neither. And 7 levels of underground parking is even more insane. Traffic around Pacific and Burrard is already crazy. This is my worst nightmare.

    Dawn McCormick asked 5 months ago

    Thanks for your comments. The West End Plan identified this corridor as a growth area. The applicant will be required to provide on-site parking, to align with the City’s Parking By-law.

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    Why do you think this will be good for residents? How will this improve affordability?

    dalprc asked 5 months ago

    The proposal is expected to add to the city’s needed rental housing stock. The current number of units for 1065 and 1066 Harwood combined are 98 rental units. The proposal is for 288 rental units at 1065 Harwood and 287 rental units for 1066 Harwood, generating approximately 575 rental units. The two buildings provide a combined total of 113 below-market rental units. All rental units will be secured are rental for the life of the building, or 60 years, whichever is longer. Further, the 113 below-market rental units will contain an affordability that will be secured through a housing agreement, which keep these units at an affordability level that is affordable to moderate income households. The secured affordability, through a future housing agreement, will enhance what currently exists today, which are 98 market rental units.

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    Why do you always want to ruin beautiful parts of our city with densification? Leave the west end alone!

    eliza3323 asked 5 months ago

    The height and form of the building are generally in line with the City’s policies for rezoning. Still, we appreciate your concern about increased densification and your comments have been noted.

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    Have you ever heard or remembered the “BIG ONE” an earthquake that the city of Vancouver needs to prepare for? The downtown Vancouver connects rest of mainland by a few bridges. If a big quake occurred and damaged bridges, how do you evacuate people out and get rescue equipment and supply in? Downtown Vancouver is already crowded density area, this concentrated population would lose life if we can't move fast enough.

    Vannibal asked 5 months ago

    Safety of individuals exiting a building are considered through building design and the building code. The City reviews permits for new developments to ensure that standards are being met. Regarding rescue equipment and supplies into a building, that question can be posed to General Enquiries line at 604-873-7611.

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    Why must we destroy the charm, history and accessibility of the west end with these hideous, souless eye sores? This is going to set up a precedent for even more towers which will dwarf the community. Please reconsider this. Look at what happened in yaletown, what's happening in chinatown. Save what's left of the city please.

    mbk asked 5 months ago

    The building has been designed in accordance with the West End Plan, the Rezoning Policy, and the West End Tower Form and Siting Admin Bulletin. These three documents guide the form of development and design for this site.

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    The 100% Secured Rental in the Burrard corridor policy was passed by Council without any meaningful opportunity for public consultation. Thus this application which asks for more height and density than permitted under the West End Plan effectively becomes the proxy for consultation. This is shameful and unfair to all involved. The developer, who is by all accounts a savvy operator, bought the land with a business plan in mind. What evidence is there that the developer will not go ahead with a rental plan without these inducements.

    Puzzled asked 5 months ago

    I’m not entirely clear on your question, but will attempt to answer. The building height is still under staff review. A future building height, supported by staff, would be secured in the proposed CD-1 By-law, for Council decision at Public Hearing. Rental is a requirement of the rezoning policy. The rental units will need to be secured with a Housing Agreement, registered on title, which would preclude a future switch of tenure to, say, strata housing.

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    A key provision of the West End Community Plan in accommodating new tall buildings was the objective that these buildings be slim in building form. "Area G" of the West End Plan includes a maximum floor plate provision of 511 square metres (5,500 square feet). The floor plate measurement was defined by the city to include all floor area (including elevators) with the exception of outdoor balconies. Can you advise whether the project as proposed complies with the maximum floor plate provisions for "Area G" as indicated in the West End Plan?

    West Ender asked 5 months ago

    The 100% Secured Rental with Below-Market Rental Housing in the Burrard Corridor policy was adopted by Council in November 2020. Under this policy, proposals with 100% rental housing and 20% below-market rental housing can be considered for up to 20% additional floor area beyond what is contemplated in the West End Plan and Rezoning Policy. You are correct in that the maximum floor plates for towers above 60 ft. is 5,500 sq. ft. Given this application is for rental, staff are considering a proposal with 20% larger floor plates. These provisions of additional floor area are not contemplated with inclusionary housing and strata housing.

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    Why would council allow such tall buildings in this area. They are completely out of character fir this neighborhood and would cast shadows on so many other smaller buildings. Towers such as these do not belong in the middle of the west end

    Dawn McCormick asked 5 months ago

    The West End Plan and Rezoning Policy for the West End permit heights of 300 ft. The applicant’s proposed height is still under City review, as is typical of a rezoning application process.

Page last updated: 26 October 2021, 16:15