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1150 Barclay St rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-5B (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey residential rental building and includes:

  • 152 units with 20% of the floor area for below-market rental units;
  • Community space on the ground floor;
  • A floor space ratio (FSR) of 9.15; and
  • A building height of 58.9 m (193 ft.) with additional height for rooftop amenity space.

This application is being considered under the West End Community Plan.

This application is not consistent with Council-adopted rezoning policies. The City is required to process all rezoning applications submitted and staff position on the proposal will be summarized in the referral report later in the application process.

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


The City of Vancouver has received an application to rezone the subject site from RM-5B (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey residential rental building and includes:

  • 152 units with 20% of the floor area for below-market rental units;
  • Community space on the ground floor;
  • A floor space ratio (FSR) of 9.15; and
  • A building height of 58.9 m (193 ft.) with additional height for rooftop amenity space.

This application is being considered under the West End Community Plan.

This application is not consistent with Council-adopted rezoning policies. The City is required to process all rezoning applications submitted and staff position on the proposal will be summarized in the referral report later in the application process.

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

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from February 5, 2025 to February 18, 2025.

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 Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share Has the current proposal been evaluated against the guidelines for “ West End – Tower Form, Siting and Setbacks”? And if so, does it fully comply? on Facebook Share Has the current proposal been evaluated against the guidelines for “ West End – Tower Form, Siting and Setbacks”? And if so, does it fully comply? on Twitter Share Has the current proposal been evaluated against the guidelines for “ West End – Tower Form, Siting and Setbacks”? And if so, does it fully comply? on Linkedin Email Has the current proposal been evaluated against the guidelines for “ West End – Tower Form, Siting and Setbacks”? And if so, does it fully comply? link

    Has the current proposal been evaluated against the guidelines for “ West End – Tower Form, Siting and Setbacks”? And if so, does it fully comply?

    Vancouverite_1 asked about 1 month ago

    Thank you for your question.

    Staff review is still on-going so compliance with the West End – Tower Form, Siting and Setbacks has yet to be determined. Staff do highlight the proposal is broadly non-compliant with the West End Community Plan so additional urban deign review beyond the parameters of the bulletin will likely be required. 

  • Share Why is this application constrained to 20 storeys? Would the City consider a taller building to generate more rental and below market rental units, considering that buildings a half block away that are more than 40 storeys? Thank you! on Facebook Share Why is this application constrained to 20 storeys? Would the City consider a taller building to generate more rental and below market rental units, considering that buildings a half block away that are more than 40 storeys? Thank you! on Twitter Share Why is this application constrained to 20 storeys? Would the City consider a taller building to generate more rental and below market rental units, considering that buildings a half block away that are more than 40 storeys? Thank you! on Linkedin Email Why is this application constrained to 20 storeys? Would the City consider a taller building to generate more rental and below market rental units, considering that buildings a half block away that are more than 40 storeys? Thank you! link

    Why is this application constrained to 20 storeys? Would the City consider a taller building to generate more rental and below market rental units, considering that buildings a half block away that are more than 40 storeys? Thank you!

    Jack R asked about 1 month ago

    Thank you for your questions. 

    Considering rezonings are not supported for this area of the West End, the application isn’t necessarily constrained to any height. The West End Community Plan does not set out height parameters for this area. The site’s lot width is 90 ft. which could potentially create challenges to construct a taller building. The buildings located along Burrard are larger lots and can therefor accommodate a taller building. Further, the West End Community Plan supports taller buildings along the Burrard corridor. 

  • Share What implications would construction of the building as proposed have for tower development on other nearby properties? Would the development potential of other nearby properties be reduced? on Facebook Share What implications would construction of the building as proposed have for tower development on other nearby properties? Would the development potential of other nearby properties be reduced? on Twitter Share What implications would construction of the building as proposed have for tower development on other nearby properties? Would the development potential of other nearby properties be reduced? on Linkedin Email What implications would construction of the building as proposed have for tower development on other nearby properties? Would the development potential of other nearby properties be reduced? link

    What implications would construction of the building as proposed have for tower development on other nearby properties? Would the development potential of other nearby properties be reduced?

    Vancouverite_1 asked about 1 month ago

    Thank you for your question.

    Considering the “neighbourhoods” within the West End Community Plan area does not support rezonings, approval of this application does not guarantee rezoning approval of surrounding properties as there is no supporting policy framework. In terms of adjacent development potential, the subject site’s lot width presents challenges for tower separation on both sides of the property. To stay informed, please review the conditions of approval within the forthcoming Council report. These conditions of approval may address the form of development and the proposal’s impact on adjacent development potential. 

  • Share This is a nice looking building. Will it be pet friendly, and will there be restrictions for pets? on Facebook Share This is a nice looking building. Will it be pet friendly, and will there be restrictions for pets? on Twitter Share This is a nice looking building. Will it be pet friendly, and will there be restrictions for pets? on Linkedin Email This is a nice looking building. Will it be pet friendly, and will there be restrictions for pets? link

    This is a nice looking building. Will it be pet friendly, and will there be restrictions for pets?

    AEA asked about 1 month ago

    Thank you for your question.

    Staff do not have this information at the rezoning stage. I’d encourage you to reach out to the applicant directly to enquire about pet-friendly units. Their contact information is noted on the project’s Shape Your City page. 

  • Share How many units total is this building planning to add to the neighbourhood? What is the composition of these units (studio, one bed, 2 bed, 3 bed)? For whom is the ground floor community space intended? How many below-market units have been added / are being added to the West End since the WECP was published in 2013? Thank you. on Facebook Share How many units total is this building planning to add to the neighbourhood? What is the composition of these units (studio, one bed, 2 bed, 3 bed)? For whom is the ground floor community space intended? How many below-market units have been added / are being added to the West End since the WECP was published in 2013? Thank you. on Twitter Share How many units total is this building planning to add to the neighbourhood? What is the composition of these units (studio, one bed, 2 bed, 3 bed)? For whom is the ground floor community space intended? How many below-market units have been added / are being added to the West End since the WECP was published in 2013? Thank you. on Linkedin Email How many units total is this building planning to add to the neighbourhood? What is the composition of these units (studio, one bed, 2 bed, 3 bed)? For whom is the ground floor community space intended? How many below-market units have been added / are being added to the West End since the WECP was published in 2013? Thank you. link

    How many units total is this building planning to add to the neighbourhood? What is the composition of these units (studio, one bed, 2 bed, 3 bed)? For whom is the ground floor community space intended? How many below-market units have been added / are being added to the West End since the WECP was published in 2013? Thank you.

    City Shaper asked about 1 month ago

    Thank you for your response.

    152 secured rental units are proposed. 35% of the total units will be required to be family-oriented units (2/3 bedrooms). 10% of the family-oriented units must also be 3 bedroom units. 

    In terms of the proposed community space, the applicant is currently in discussion with the West End Seniors Network to occupy/operate the community space. Further information relative to the WECP’s BMR unit delivery will be outlined within the forthcoming Council report. 

  • Share This proposal does not fit with the current zoning and that’s why they are asking for an exemption. The last proposal for an 11 story market rental building was given an exemption as well. During the public hearing one of the board members said the plan does not fit with the west end plan and definitely did not take into consideration public wishes. Why is is plan being allowed? on Facebook Share This proposal does not fit with the current zoning and that’s why they are asking for an exemption. The last proposal for an 11 story market rental building was given an exemption as well. During the public hearing one of the board members said the plan does not fit with the west end plan and definitely did not take into consideration public wishes. Why is is plan being allowed? on Twitter Share This proposal does not fit with the current zoning and that’s why they are asking for an exemption. The last proposal for an 11 story market rental building was given an exemption as well. During the public hearing one of the board members said the plan does not fit with the west end plan and definitely did not take into consideration public wishes. Why is is plan being allowed? on Linkedin Email This proposal does not fit with the current zoning and that’s why they are asking for an exemption. The last proposal for an 11 story market rental building was given an exemption as well. During the public hearing one of the board members said the plan does not fit with the west end plan and definitely did not take into consideration public wishes. Why is is plan being allowed? link

    This proposal does not fit with the current zoning and that’s why they are asking for an exemption. The last proposal for an 11 story market rental building was given an exemption as well. During the public hearing one of the board members said the plan does not fit with the west end plan and definitely did not take into consideration public wishes. Why is is plan being allowed?

    Don asked about 2 months ago

    Thank you for your question.

    A Development Permit was issued in 2022 for an 11-storey strata building. The Development Permit did support additional height and density as part of a heritage density transfer. This means the applicant agreed to rehabilitate a nearby heritage building and transfer the available density for that site to the 1150 Barclay site. Further information on this process can be found here: https://vancouver.ca/home-property-development/density-incentives-for-developers.aspx#when

     The current proposal for a 20-storey mixed building with market and below-market rental is not consistent with the West End Community Plan. Staff reviews are still on-going and further information regarding staff’s recommendation will be outlined within the forthcoming report to Council. 

  • Share I recall seeing and commenting on a different application for this site requesting 28 stories! Am I remembering correctly or has it always been 20 stories? Still much higher than the WECP policy of 6 stories in the inner neighbourhoods. Thanks. on Facebook Share I recall seeing and commenting on a different application for this site requesting 28 stories! Am I remembering correctly or has it always been 20 stories? Still much higher than the WECP policy of 6 stories in the inner neighbourhoods. Thanks. on Twitter Share I recall seeing and commenting on a different application for this site requesting 28 stories! Am I remembering correctly or has it always been 20 stories? Still much higher than the WECP policy of 6 stories in the inner neighbourhoods. Thanks. on Linkedin Email I recall seeing and commenting on a different application for this site requesting 28 stories! Am I remembering correctly or has it always been 20 stories? Still much higher than the WECP policy of 6 stories in the inner neighbourhoods. Thanks. link

    I recall seeing and commenting on a different application for this site requesting 28 stories! Am I remembering correctly or has it always been 20 stories? Still much higher than the WECP policy of 6 stories in the inner neighbourhoods. Thanks.

    BradA asked about 2 months ago

    Thank you for your question.

    A Development Permit was issued in 2022 for an 11-storey strata building. The current proposal for a 20-storey mixed building with market and below-market rental  is not consistent with the West End Community Plan. Staff reviews are still on-going and further information regarding staff’s recommendation will be outlined within the forthcoming report to Council. 

  • Share If the developers successfully pivot to a cash CAC and this leaves the council with a development in the West End with no  below-market properties and a finite amount of money - calculated on the land lift generated by the rezoning - with which to fund future below-market housing needs (at unspecified but very likely rising cost) how exactly will this contribute to maintaining the West End as a liveable neighbourhood that is home to a unique mix of people and places? on Facebook Share If the developers successfully pivot to a cash CAC and this leaves the council with a development in the West End with no  below-market properties and a finite amount of money - calculated on the land lift generated by the rezoning - with which to fund future below-market housing needs (at unspecified but very likely rising cost) how exactly will this contribute to maintaining the West End as a liveable neighbourhood that is home to a unique mix of people and places? on Twitter Share If the developers successfully pivot to a cash CAC and this leaves the council with a development in the West End with no  below-market properties and a finite amount of money - calculated on the land lift generated by the rezoning - with which to fund future below-market housing needs (at unspecified but very likely rising cost) how exactly will this contribute to maintaining the West End as a liveable neighbourhood that is home to a unique mix of people and places? on Linkedin Email If the developers successfully pivot to a cash CAC and this leaves the council with a development in the West End with no  below-market properties and a finite amount of money - calculated on the land lift generated by the rezoning - with which to fund future below-market housing needs (at unspecified but very likely rising cost) how exactly will this contribute to maintaining the West End as a liveable neighbourhood that is home to a unique mix of people and places? link

    If the developers successfully pivot to a cash CAC and this leaves the council with a development in the West End with no  below-market properties and a finite amount of money - calculated on the land lift generated by the rezoning - with which to fund future below-market housing needs (at unspecified but very likely rising cost) how exactly will this contribute to maintaining the West End as a liveable neighbourhood that is home to a unique mix of people and places?

    bizlike asked about 2 months ago

    Thank you for your question.

    The question does pose a number of hypothetical situations that are not associated with the current proposal. If a CAC pivot scenario is brought forward by the applicant, a public consultation process and public hearing will allow for community input. At that time, Mayor and Council would debate the merits of a cash CAC (allocated to the West End Public Benefit Strategy) vs. below-market rental. 

  • Share Is there anything to stop the applicant pivoting to a cash CAC after the rezoning is approved, apart from the requirement to return to Council with a text amendment to the zoning bylaw? And if not, how likely is it that Council would grant this amendment? Furthermore, if the granting is quite likely does this mean that ultimately the development could end up with all units as market rental properties? on Facebook Share Is there anything to stop the applicant pivoting to a cash CAC after the rezoning is approved, apart from the requirement to return to Council with a text amendment to the zoning bylaw? And if not, how likely is it that Council would grant this amendment? Furthermore, if the granting is quite likely does this mean that ultimately the development could end up with all units as market rental properties? on Twitter Share Is there anything to stop the applicant pivoting to a cash CAC after the rezoning is approved, apart from the requirement to return to Council with a text amendment to the zoning bylaw? And if not, how likely is it that Council would grant this amendment? Furthermore, if the granting is quite likely does this mean that ultimately the development could end up with all units as market rental properties? on Linkedin Email Is there anything to stop the applicant pivoting to a cash CAC after the rezoning is approved, apart from the requirement to return to Council with a text amendment to the zoning bylaw? And if not, how likely is it that Council would grant this amendment? Furthermore, if the granting is quite likely does this mean that ultimately the development could end up with all units as market rental properties? link

    Is there anything to stop the applicant pivoting to a cash CAC after the rezoning is approved, apart from the requirement to return to Council with a text amendment to the zoning bylaw? And if not, how likely is it that Council would grant this amendment? Furthermore, if the granting is quite likely does this mean that ultimately the development could end up with all units as market rental properties?

    bizlike asked about 2 months ago

    Thank you for your question.

    Apart from a text amendment, there are no Bylaws or policies that prevent applicants from pivoting. Ultimately, it would require staff review and Council decision. Further, the CAC cash amount must be equal to the land lift generated by the rezoning. Unfortunately, I cannot speak on the probability of the decision as it is Council’s decision. Pivoting to 100% market-rental would also be part of the text amendment which would require intensive staff review and Council decision. 

  • Share Once approved, will the developer be able to amend the plans and by making an in-kind community amenity contribution (CAC) in cash be able to convert the floor area originally set aside for below-market units into secured purpose-built market rental housing? on Facebook Share Once approved, will the developer be able to amend the plans and by making an in-kind community amenity contribution (CAC) in cash be able to convert the floor area originally set aside for below-market units into secured purpose-built market rental housing? on Twitter Share Once approved, will the developer be able to amend the plans and by making an in-kind community amenity contribution (CAC) in cash be able to convert the floor area originally set aside for below-market units into secured purpose-built market rental housing? on Linkedin Email Once approved, will the developer be able to amend the plans and by making an in-kind community amenity contribution (CAC) in cash be able to convert the floor area originally set aside for below-market units into secured purpose-built market rental housing? link

    Once approved, will the developer be able to amend the plans and by making an in-kind community amenity contribution (CAC) in cash be able to convert the floor area originally set aside for below-market units into secured purpose-built market rental housing?

    bizlike asked about 2 months ago

    Hello,

    Thank you for your question. Staff have reviewed the proposal’s in-kind benefit (20% of the total residential floor area as below-market rental, with 30% of those units further discounted at 50% below the CMHC average) and determined there is no additional CAC beyond the delivery of the below market rental housing, as per the affordability requirements noted. 

    In terms of amending the CAC approach, it is fairly locked in as the rezoning approval solidifies the CAC offer. If the applicant pivoted to a cash CAC after it is approved, it is likely they would be required to return to Council with a text amendment to the zoning bylaw. 

    Applicants tend to avoid this process so it is likely they will stick to an in-kind benefit (BMR).

    Please feel free to give me a call if you have any questions. This stuff can be quite jargon filled and process driven. Happy to chat further.

Page last updated: 19 Feb 2025, 08:29 AM