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1171 W 12th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-3 (Residential ) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey residential rental building and includes:

  • 111 units with 20% of the floor area for below-market rental units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 56.7 m (186 ft.).

This application is being considered under the Broadway Plan.

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.


Announcements

September 12, 2024

Revised application booklet uploaded that includes updated shadow studies as per May 21, 2024.



The City of Vancouver has received an application to rezone the subject site from RM-3 (Residential ) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey residential rental building and includes:

  • 111 units with 20% of the floor area for below-market rental units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 56.7 m (186 ft.).

This application is being considered under the Broadway Plan.

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.


Announcements

September 12, 2024

Revised application booklet uploaded that includes updated shadow studies as per May 21, 2024.



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

The opportunity to ask questions through the Q&A is available from September 11 to September 24, 2024. 

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 What kind of safeguards do you have against having rental units turned into Short Term Rental units? There’s a significant financial incentive to pre-empty buildings as owners will then not have to pay rental relocation fees and also won’t need to keep rents unchanged for tenants who wish to come back. As tenants have left another Broadway rezoning at 1855 West 2nd Avenue, the units have been converted into AirBnBs. There are 15 documented units in that rental building operating as AirBnBs; this has been widely reported and staff have refused to do any enforcement. What kind of assurances can you give tenants living at 1171 West 12th Avenue that they won’t be intimidated to vacate and that units in the building won’t be converted to Short Term Rentals? on Facebook Share What kind of safeguards do you have against having rental units turned into Short Term Rental units? There’s a significant financial incentive to pre-empty buildings as owners will then not have to pay rental relocation fees and also won’t need to keep rents unchanged for tenants who wish to come back. As tenants have left another Broadway rezoning at 1855 West 2nd Avenue, the units have been converted into AirBnBs. There are 15 documented units in that rental building operating as AirBnBs; this has been widely reported and staff have refused to do any enforcement. What kind of assurances can you give tenants living at 1171 West 12th Avenue that they won’t be intimidated to vacate and that units in the building won’t be converted to Short Term Rentals? on Twitter Share What kind of safeguards do you have against having rental units turned into Short Term Rental units? There’s a significant financial incentive to pre-empty buildings as owners will then not have to pay rental relocation fees and also won’t need to keep rents unchanged for tenants who wish to come back. As tenants have left another Broadway rezoning at 1855 West 2nd Avenue, the units have been converted into AirBnBs. There are 15 documented units in that rental building operating as AirBnBs; this has been widely reported and staff have refused to do any enforcement. What kind of assurances can you give tenants living at 1171 West 12th Avenue that they won’t be intimidated to vacate and that units in the building won’t be converted to Short Term Rentals? on Linkedin Email What kind of safeguards do you have against having rental units turned into Short Term Rental units? There’s a significant financial incentive to pre-empty buildings as owners will then not have to pay rental relocation fees and also won’t need to keep rents unchanged for tenants who wish to come back. As tenants have left another Broadway rezoning at 1855 West 2nd Avenue, the units have been converted into AirBnBs. There are 15 documented units in that rental building operating as AirBnBs; this has been widely reported and staff have refused to do any enforcement. What kind of assurances can you give tenants living at 1171 West 12th Avenue that they won’t be intimidated to vacate and that units in the building won’t be converted to Short Term Rentals? link

    What kind of safeguards do you have against having rental units turned into Short Term Rental units? There’s a significant financial incentive to pre-empty buildings as owners will then not have to pay rental relocation fees and also won’t need to keep rents unchanged for tenants who wish to come back. As tenants have left another Broadway rezoning at 1855 West 2nd Avenue, the units have been converted into AirBnBs. There are 15 documented units in that rental building operating as AirBnBs; this has been widely reported and staff have refused to do any enforcement. What kind of assurances can you give tenants living at 1171 West 12th Avenue that they won’t be intimidated to vacate and that units in the building won’t be converted to Short Term Rentals?

    MarxistAwakening asked 3 months ago

    Thank you for sharing your concern. Your comments have been shared with the housing team for review.

    You can also report suspected non-compliant short-term rentals through the City website here. For more information on what constitutes a compliant versus non-compliant short-term rental, and for more information on how the City is working to prevent non-compliant short-term rentals, visit the Short-term rental webpage here. All short-term rental operators in Vancouver must have a business licence and include their licence number in all online listings and advertising.

    Please also note that the current tenants are protected under the Tenant Protection Policy. The TRPP Best Practices Handbook explains how it is enforced. In cases where tenants move out prior to receiving a notice to end tenancy from the landlord, tenants are still entitled to full financial compensation and additional supports they are eligible for under the Tenant Relocation and Protection Policy. Tenants are also protected BC Residential Tenancy Act. Tenants need to make sure they are aware of their rights – the TRP includes tenant notifications and information (please see also graphic below).

    The City’s Tenant Relocation and Protection Policy (TRPP) provides added protections and assistance to eligible tenants in addition to those found within the RTA. Developers must ensure they understand and meet all RTA requirements, including: issuing a four months’ notice to end a tenancy for the purposes of redevelopment, only after the landlord has all necessary permits and approvals for the project; and applying to the Residential Tenancy Branch (RTB) for an Order of Possession and attending a dispute resolution hearing, prior to issuing a notice to end tenancy due to extensive renovations or repairs. For more information on ending a tenancy under the RTA, see: www2.gov.bc.ca/gov/content/housing-tenancy/ residential-tenancies/ending-a-tenancy

  • Share The Broadway Plan that went to Council in 2022 would have disqualified this rental building site from rezoning as it only has a 100 foot frontage. The Broadway Plan as presented to the public during open houses and online required a minimum 150 foot frontage. How could Robert's Rules have been observed by having a Councillor make an amendment to reduce the minimum frontage to 99 feet for a tower site? What kind of due process was followed? If the minimum frontage had stayed at 150 feet, then all of the residents living in this rental building would not be in a position that they may be displaced, if this application is approved. on Facebook Share The Broadway Plan that went to Council in 2022 would have disqualified this rental building site from rezoning as it only has a 100 foot frontage. The Broadway Plan as presented to the public during open houses and online required a minimum 150 foot frontage. How could Robert's Rules have been observed by having a Councillor make an amendment to reduce the minimum frontage to 99 feet for a tower site? What kind of due process was followed? If the minimum frontage had stayed at 150 feet, then all of the residents living in this rental building would not be in a position that they may be displaced, if this application is approved. on Twitter Share The Broadway Plan that went to Council in 2022 would have disqualified this rental building site from rezoning as it only has a 100 foot frontage. The Broadway Plan as presented to the public during open houses and online required a minimum 150 foot frontage. How could Robert's Rules have been observed by having a Councillor make an amendment to reduce the minimum frontage to 99 feet for a tower site? What kind of due process was followed? If the minimum frontage had stayed at 150 feet, then all of the residents living in this rental building would not be in a position that they may be displaced, if this application is approved. on Linkedin Email The Broadway Plan that went to Council in 2022 would have disqualified this rental building site from rezoning as it only has a 100 foot frontage. The Broadway Plan as presented to the public during open houses and online required a minimum 150 foot frontage. How could Robert's Rules have been observed by having a Councillor make an amendment to reduce the minimum frontage to 99 feet for a tower site? What kind of due process was followed? If the minimum frontage had stayed at 150 feet, then all of the residents living in this rental building would not be in a position that they may be displaced, if this application is approved. link

    The Broadway Plan that went to Council in 2022 would have disqualified this rental building site from rezoning as it only has a 100 foot frontage. The Broadway Plan as presented to the public during open houses and online required a minimum 150 foot frontage. How could Robert's Rules have been observed by having a Councillor make an amendment to reduce the minimum frontage to 99 feet for a tower site? What kind of due process was followed? If the minimum frontage had stayed at 150 feet, then all of the residents living in this rental building would not be in a position that they may be displaced, if this application is approved.

    MarxistAwakening asked 3 months ago

    Thank you for your question. Council provided direction when the Broadway Plan was approved to amend the Plan to consider towers on sites with smaller frontages in June 2022. Although it was an amendment, it is part of a Council approved plan that staff follow. Please refer to Council meeting proceedings from May 18, 25, 26, 31 and June 9, 2022.  Council report, minutes as well as the video of the proceedings are available online on the Council webpage, which you may find informative. 

    The Broadway Plan states that for areas where the minimum site frontage is 36.6m (120 ft.) to 45.7 m (150 ft.), development proposals with lesser frontage may be considered at the discretion of the Director of Planning, where the proposal meets the following criteria:

    • Sites have a minimum frontage of 30.2 metres (99 ft.);
    • The project satisfies the Plan’s built form and site design principles; and,
    • The applicant demonstrates that the development reasonably mitigates development limitations on adjacent properties.


    While this site does not comply with the minimum site frontage for consideration as a tower development; staff have evaluated that it is a good candidate for a discretionary relaxation as the large site to the East has an existing tower with potential for a future multiple dwelling infill building; and the lots to the West retain multiple dwelling development potential although not a tower. This is subject to the proposal complying with all other sections of the Broadway Plan governing built form and site design and that the site frontage must not be less than 30.0 m (99 ft.). 

    Please note that parts of your question go beyond the scope of this public engagement on a specific rezoning project. Broadway Plan amendments will be presented to Council for consideration in November 2024. This website has all the updates on that: https://www.shapeyourcity.ca/broadway-plan. You may also reach out to broadwayplan@vancouver.ca.

  • Share The maximum floor to floor height under the Broadway Plan is 10 feet or 3m. How is it that a few of the residential floors exceed the maximum floor to floor height? Would this design be a non-compliant application and not fall under the Broadway Plan? on Facebook Share The maximum floor to floor height under the Broadway Plan is 10 feet or 3m. How is it that a few of the residential floors exceed the maximum floor to floor height? Would this design be a non-compliant application and not fall under the Broadway Plan? on Twitter Share The maximum floor to floor height under the Broadway Plan is 10 feet or 3m. How is it that a few of the residential floors exceed the maximum floor to floor height? Would this design be a non-compliant application and not fall under the Broadway Plan? on Linkedin Email The maximum floor to floor height under the Broadway Plan is 10 feet or 3m. How is it that a few of the residential floors exceed the maximum floor to floor height? Would this design be a non-compliant application and not fall under the Broadway Plan? link

    The maximum floor to floor height under the Broadway Plan is 10 feet or 3m. How is it that a few of the residential floors exceed the maximum floor to floor height? Would this design be a non-compliant application and not fall under the Broadway Plan?

    MarxistAwakening asked 3 months ago

    The floor to floor heights proposed for residential rental use in this application are generally in alignment with the Broadway Plan built form guidance in section 11. Three meters (10 ft.) floor-to-floor height is supported for residential use. Additional height can be considered for amenity spaces or given the required insulation and pavers for the roof terrace assembly. Please note that staff review is still ongoing and floor-to-floor height could be conditioned to be 10 ft., if needed.

    The site is located within the Fairview South - Area B sub‑area 9.10 of the Broadway Plan. Sub‑section 9.10.1 permits 20‑storey market rental housing buildings plus an additional partial storey for common amenity at the roof with a minimum of 20% of the residential floor area secured at below-market rents on lots with existing market rental housing with an FSR up to 6.5.

  • Share With retail space being an option where will there be parking? 12th Avenue is a no parking street. Where will people park their cars? on Facebook Share With retail space being an option where will there be parking? 12th Avenue is a no parking street. Where will people park their cars? on Twitter Share With retail space being an option where will there be parking? 12th Avenue is a no parking street. Where will people park their cars? on Linkedin Email With retail space being an option where will there be parking? 12th Avenue is a no parking street. Where will people park their cars? link

    With retail space being an option where will there be parking? 12th Avenue is a no parking street. Where will people park their cars?

    Jennifer Hunter asked 3 months ago

    The proposed development is required to comply with the Parking By-law with respect to off-street vehicle parking spaces and well-sited to encourage reduced vehicle trip and parking demand. It is in close proximity to the frequent transit network (W 12th Ave), cycling infrastructure (existing bikeways along Alder St), as well as the future sky train station at Oak and W Broadway. A Transportation Demand Management Plan will be required which helps to further reduce development demand for vehicle trips and parking. The application does not propose any retail use and as a result retail parking is not required.

  • Share Your shadow studies are all incorrect. Would it be possible for staff to update these drawings with corrected shadow studies in a timely manner? Thank you. on Facebook Share Your shadow studies are all incorrect. Would it be possible for staff to update these drawings with corrected shadow studies in a timely manner? Thank you. on Twitter Share Your shadow studies are all incorrect. Would it be possible for staff to update these drawings with corrected shadow studies in a timely manner? Thank you. on Linkedin Email Your shadow studies are all incorrect. Would it be possible for staff to update these drawings with corrected shadow studies in a timely manner? Thank you. link

    Your shadow studies are all incorrect. Would it be possible for staff to update these drawings with corrected shadow studies in a timely manner? Thank you.

    MarxistAwakening asked 3 months ago

    Thank you for your question. Staff have reviewed the shadow studies and have requested an update from the applicant to reflect that

    • It is correctly geolocated and oriented on the cardinal axis, and that the UTC is accurately set for the time of year shown: UTC -8 between Sept 22 and Mar 20, and UTC -7 between Mar 20 and Sept 22.
    • Surrounding topography is accurately modelled.

    The updated rezoning booklet is now online. The Council-approved Broadway Plan requires that overshadowing of new development on pre-determined public open spaces (public parks, high streets, public school grounds, etc.) be mitigated during certain times of the day; however, there are no such policies in place that apply to adjacent private properties. Nevertheless, shadow studies are required for all applications to help provide as much information to the general public, staff and Council about a new development as possible. 

  • Share Is there an estimate/minimum expectation for how much time it would be from today until when the building's demolition/construction begins if the rezoning is approved? In other words, how long can we expect before construction sounds begin. on Facebook Share Is there an estimate/minimum expectation for how much time it would be from today until when the building's demolition/construction begins if the rezoning is approved? In other words, how long can we expect before construction sounds begin. on Twitter Share Is there an estimate/minimum expectation for how much time it would be from today until when the building's demolition/construction begins if the rezoning is approved? In other words, how long can we expect before construction sounds begin. on Linkedin Email Is there an estimate/minimum expectation for how much time it would be from today until when the building's demolition/construction begins if the rezoning is approved? In other words, how long can we expect before construction sounds begin. link

    Is there an estimate/minimum expectation for how much time it would be from today until when the building's demolition/construction begins if the rezoning is approved? In other words, how long can we expect before construction sounds begin.

    fps0816 asked 3 months ago

    Typically, the length of a rezoning process is a minimum of 12 months from date of rezoning application to a public hearing but may vary depending on a number of factors including any issues that are encountered during the process and the volume of rezoning applications in review at the time. After enactment of the CD-1 Bylaw, which in itself may take some time, the Development and Building Permit phase typically takes another 12-18 months but these timelines can vary by complexity of the project and staff capacity.

    Please also note the below graphics which shows the steps for the Tenant Protection Policy (TRP). It also outlines the steps for each project before construction can start and an occupation permit can be obtained:

    Construction impacts on City streets, including through private development, are tracked on the City of Vancouver's website. The City also has a Noise Compliance By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays).

Page last updated: 22 Nov 2024, 02:07 PM