121-129 W 11th Ave rezoning application

Staff did not suggest to the developer that the building should be taller or enter into a protected view. This proposal is being considered under the Mount Pleasant RT Areas – Area B, section 10.25 of the Broadway Plan, which you can read about on page 255 of the document. Under the Broadway Plan policy, buildings up to 18 storeys can be considered on this site, but are also subject to other policies within the Plan, such as protected views.

The City cannot stop a developer from submitting a complete, non-compliant application if they pay the rezoning fee. Staff are procedurally obliged to process the application and present it to Council, who is the ultimate decision maker. Through this consultation process, staff receive public feedback about the proposal, which will form part of the staff review and report back to Council.

The use of the street for construction requires appropriate permits to secure street space and any closures must be permitted in advance with proper traffic management plans approved by Engineering. Road closures, if any are required, would be temporary, and would require neighbourhood notification in advance.  Residents are encouraged to file complaints of prohibited activity or street use through 3-1-1 for staff to investigate. 

Under the Broadway Plan, the project is required to provide 20% of its residential floor area for below-market units. The maximum starting rents for all below-market rental units, by unit type, will not exceed a rate that is 20% less than the average rents for the City of Vancouver as published by the CMHC. The maximum starting rents are based on the data available with the most recent CMHC Rental Market Report at the time when an occupancy permit is issued. Please see Table 6 of the Rental Incentive Programs Bulletin for the 2023 Maximum Below-Market Rents.

There will be a public hearing for this rezoning application. The applicant proposes that each unit will have in-suite laundry.

The applicant provided the following response: The site analysis in the Rezoning Design Rationale acknowledges that this neighbourhood is characterized by mature tree canopies that flank each side. The lowest two storeys of this design are unique from other levels in the building because they will primarily be viewed from the street below this tree canopy. These ground-level storeys are characterized by two-storey townhomes that rise to about the same height as neighbouring homes, with entrances that interface directly with W 11th Ave and rise above the sidewalk to about the same height as neighbouring character homes. 

The arcade connection between W 11th Avenue and Major Matthews Park provides a second point of access to the Park but also extends the amount of useable space for the Park onto the site of this new building.  This additional point of access and additional space increases the safety and function of the Park and provides protective cover during the rainy season.  There are more options for its use and more visibility surrounding it. A permanent long table is also proposed as part of the communal amenity for flexible small- and large-scale gatherings and events that may extend into the Park.

The project’s shadow studies and impacts on the surrounding area are being reviewed as part of the rezoning application review.

The VSB continues to explore options to reduce pressure on schools in the area, monitor development, and work with City staff to help plan for future growth.

The applicant’s financial statements are confidential as they contain proprietary business information. Under the Broadway Plan, the project is required to provide 20% of its residential floor area for below-market units. The maximum starting rents for all below-market rental units, by unit type, will not exceed a rate that is 20% less than the average rents for the City of Vancouver as published by the CMHC. The maximum starting rents are based on the data available with the most recent CMHC Rental Market Report at the time when an occupancy permit is issued. Please see Table 6 of the Rental Incentive Programs Bulletin for the 2023 Maximum Below-Market Rents. To get an idea of the approximate rent of the units to be rented at market rate, you may consult the CMHC’s Rental Market Report.

Chapter 21, p. 469 of the Broadway Plan provides a summary of the Public Benefit Strategy, or 10-year capital strategy for delivering public amenities and infrastructure to address renewal and growth needs of the Plan, as well as a higher-level vision and outlook for public benefits in the area over the 30-year life of the Plan. Public benefits are funded through City contributions, private development contributions and partner contributions from senior levels of government and non-profit organizations. The City works with other entities such as Vancouver School Board, TransLink and Vancouver Coastal Health, who have jurisdiction over schools, transit and healthcare.

This proposal’s impacts on Major Mathews Park is being reviewed. You can review the solar access policies of Council’s adopted Broadway Plan on page 288 of the document. Note that it states that, ”for some parks, maintaining solar access is particularly challenging due to size and location. Solar access objectives may not be feasible when considering smaller parks including Choklit, Willow, Laurel Landbridge, Major Matthews, Carolina, McAuley, and Arbutus Greenway Parks”.

The applicant has proposed that the retail space could be a coffee shop.

The development proposes public access to Major Matthews Park via an arcade. This public access is under review through the rezoning application review process. Should the access be maintained, a method to secure it may be through a public access statutory-right-of-way, registered on title in perpetuity.