1364 W 11th Ave rezoning application

Thank you for your questions. The building at 1364 W 11^th Avenue has 30 purpose-built rental housing units. The proposal is for 178 secured rental units with 20% of the residential floor area secured at 20% below market rates. There are minimum requirements for studio units however the City does not have minimum unit sizes for other types of units, and is trying to balance the need for more housing and allowing for new rental development to be financially viable. While newer units on average tend to be smaller than the older rental stock, we also hear from renters that there are aspects of newer buildings that can be an improvement to livability.

With regard to parking, the City’s focus is on encouraging active modes of transportation and public transit use. There are no minimum or maximum parking restrictions mandated by the City. This project proposes approximately 80 vehicle and 400 bike parking spaces.

Thank you for your questions. The applicant has chosen to submit the current proposal. Feedback received from the public will help to inform staff analysis and potential rezoning conditions.

 Adequate tower separation will need to proven during the rezoning process. An 80 ft. separation is required between residential towers. As submitted, this application is providing its required portion of the tower separation to the centre of the lane (40 ft.). The rezoning application across the lane to the south at 1365 W 12th Avenue will also be required to comply to the required separation and provide 40 ft. to the centre of the lane. 

Thank you for your questions. The below-market units proposed will be secured at a 20% discount to city-wide average market rents through a housing agreement registered on title for 60 years or the life of the building (whichever is longer). Additionally, the Broadway Plan includes tenant protections that enable existing impacted renters to stay in their neighbourhoods at affordable rents. Tenants of the current building who meet the eligibility requirements will be provided Right of First Refusal to move back into the new building at 20% below city-wide average market rents or at their current rent, whichever is lower.

Thank you for your question. In the absence of ongoing operating subsidies, a project’s tenure mix needs to ensure the financial viability of the project and ongoing operation of the building. The rental mix required under Broadway Plan policy was determined through extensive economic testing, which determined that under allowable heights and densities, secured rental projects should provide a tenure mix of 80% market and 20% below-market units.

This proposal is for a secured rental building with 20% below-market rental units. The below-market units will be secured at 20% below city-wide average market rents through a housing agreement registered on title for 60 years or the life of the building (whichever is longer). There are City regulated reporting requirements as part of the housing agreement to ensure that the affordability requirements are met.

 For existing eligible tenants, the Broadway Plan includes tenant protections that enable renters impacted by redevelopment to stay in their neighbourhoods at affordable rents. Tenants of the current building who meet the eligibility requirements will be provided Right of First Refusal to move back into the new building at 20% below city-wide average market rents or at their current rent, whichever is lower. 

Thank you for your question. The proposed below-market units will be secured at 20% below the city-wide average market rents through a housing agreement registered on title for 60 years or the life of the building (whichever is longer).

Thank you for your question. Tenants of the current building who meet the eligibility requirements are protected under the Tenant Relocation and Protection Policy with additional supports offered to through the Broadway Plan. Tenants will be provided Right of First Refusal to move back into the new building with a 20% discount off city-wide average market rents or at their current rent, whichever is less. They will also receive assistance finding new accommodations, moving support, and the choice of financial compensation based on length of tenancy or temporary rent top-up until the new building is ready. For projects proposing below-market rental units, tenants will be offered Right of First Refusal to below-market units provided they meet the eligibility requirements under those policies.

 For more detailed information, please visit the housing section of the Broadway Plan (pg. 350) and see the City-wide Tenant Relocation and Protection Policy.

Thank you for your question. This application is being reviewed under approved Broadway Plan policy, which allows blocks in this area with two or more existing towers constructed prior to adoption of the Broadway Plan, to consider one additional tower. As a result, this application is non-compliant with existing policy, and requests consideration of an additional tower to be permitted on this block. 

In the event changes are made to the Broadway Plan during the review period, the application will be evaluated against the new policy.