1365 W 12th Ave rezoning application

Thank you for your question. 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. 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. When review of the application materials reveals an inconsistency or inaccuracy, staff will undertake independent studies, including shadow modelling, to verify any errors and inform next steps.

In this case, review of the shadow studies has noted incorrect times used in relation to daylight savings. Additional information is being requested from the applicant and will be posted online when ready.

Thank you for your questions. A summary of the responses to your questions is below but please contact the rezoning planner via email or phone directly if you wish to discuss in more detail.

1. Regarding pets:

• The applicant for this proposal has indicated that the building is intended to be pet friendly. The City’s 2019 Tenant Relocation Plan Policy (TRPP) includes the following language regarding pets: In cases where the tenant previously had a pet under a pet-accommodating tenancy, the tenant shall be offered a pet-friendly unit as part of their Right of First Refusal. This requirement shall be waived if the General Manager of Arts, Culture and Community Services deems the nature of the pet(s) to be unreasonably onerous to accommodate.
• For the Right of First Refusal, while the City does not currently have the jurisdiction to mandate pets being allowed in buildings and the Province currently has no legislation in place (except in the event of the need for a service or guide dog), through the TRPP the City strongly encourages landlords to allow pets into buildings as they are recognized as a key part of many renters’ families. 
• For interim housing while the new building is being constructed, tenants should indicate need for a pet friendly unit when completing the Tenant Needs Survey. If assistance finding alternative accommodation has been requested by the tenant, the applicant must provide the tenant with 3 options that best meet their needs as identified in the survey (such as pet friendly accommodation).

2. The applicant has submitted revised architectural drawings which include unit sizes for all unit types. Staff will review unit layouts, size and livability when reviewing the application. Final unit layouts and sizes are determined during the Development Permit process. Development Permit drawings are posted on Shape Your City. TRPP eligible tenants that have indicated interested in the Right of First Refusal will be contacted 6 months prior to building occupancy to confirm their interest in returning to the new building, and will have 45 days to respond.

3. Regarding unit sizes:

• In the Broadway Plan area, returning tenants will be offered a unit type (one-bedroom, two-bedroom etc.) appropriate to their household as defined by the CMHC National Occupancy Standard. As a rental building, the proposal is required to meet the Family Room: Housing Mix Policy for Rezoning Projects policy which requires that at least 35% of all units to be suitable for families with at least 2 or more bedrooms.
• 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.
• As part of the City’s TRP policy, there will be a needs assessment survey conducted by the City, and ongoing communication from the applicant to note any specific circumstances and housing needs of tenants, that will be considered for interim housing and for their units in the new building.  
• Whilst larger rental units are often typical of older rental stock, newer rental stock often includes large common indoor and outdoor amenity spaces, in-suite laundry, private balconies, modern fittings and appliances and energy efficient power and heating systems. All eligible tenants are offered the Right of First Refusal to return to the new building, but it is up to the tenant to decide whether they wish to return.

4. This scenario is currently being reviewed by staff. 

5. The ‘punch-through’ is typically proposed by the applicant as an option to allow for parkade access to future developments through the site. Upon review of the proposal’s location beside a potential future 6-storey redevelopment to the west, staff do not believe a shared access to the adjacent site would be needed. Both sites have direct access to the lane and therefore a ‘punch through’ or ‘knock out panel’ would not be necessary on the 1365 W 12^th Ave proposal.

6. TRP Policy, and additional tenant protection policies contained in the Broadway Plan are targeted for tenants directly impacted by displacement due to redevelopment. These policies do not include compensations for tenants in neighbouring buildings during the course of construction. All construction in the City of Vancouver must follow the Noise By-law, which includes limitations on construction hours.

Thank you for your question. When Council approved the Broadway Plan in June 2022, Council made an amendment to the Plan policies to consider tower developments on sites with frontages of less than 150 ft. in certain circumstances at the discretion of the Director of Planning (see Page 70 of the Plan). Proposals on sites with a frontage less than 150 ft. are required to meet the following criteria:  

• Have a minimum frontage of 99 ft.;
• Satisfy the Plan’s built form and site design principles; and
• Demonstrate that the development would reasonably mitigate development limitations on adjacent properties.

This Council direction is reflected in the final Broadway Plan as adopted, including for Fairview South Area B where this project is located. For more details on the Council resolution, please see Recommendation I in the meeting minutes.

Compliance with this criteria is being reviewed as part of the rezoning process and design conditions may be applied as part of the report back to Council.

Thank you for your comments. When Council approved the Broadway Plan in June 2022, Council made an amendment to the Plan policies to consider tower developments on sites with frontages of less than 150 ft. in certain circumstances at the discretion of the Director of Planning (see Page 70 of the Plan). Proposals on sites with a frontage less than 150 ft. are required to meet the following criteria:  

• Have a minimum frontage of 99 ft.;
• Satisfy the Plan’s built form and site design principles; and
• Demonstrate that the development would reasonably mitigate development limitations on adjacent properties.

This Council direction is reflected in the final Broadway Plan as adopted, including for Fairview South Area B where this project is located. For more details on the Council resolution, please see Recommendation I in the meeting minutes.

Compliance with this criteria is being reviewed as part of the rezoning process and design conditions may be applied as part of the report back to Council.

Thank you for your question. The ‘punch-through’ is typically proposed by the applicant as an option to allow for parkade access to future developments through the site. Upon review of the proposal’s location beside a potential future 6-storey redevelopment to the west, staff do not believe a shared access to the adjacent site would be needed. Both sites have direct access to the lane and therefore a ‘punch through’ or ‘knock out panel’ would not be necessary on the 1365 W 12^th Ave proposal.

Thank you for your question. The proposal has a central scissor stairs, with two exits on two ends, and is thereby considered two sets of stairs. It is a layout typical for towers. The tower will be further reviewed against the Vancouver Building By-Law (VBBL) to confirm building layout and fire safety moving through the development process.

Thank you for your question. The commercial space at the ground floor of this building is meant to be for local-serving retail/service uses for businesses like cafés, local grocery stores, pharmacies and bakeries. One of the goals of the Broadway Plan is to locate more shops and services within primarily residential areas. This will help reduce the need for longer trips for daily needs and create more walkable, complete neighbourhoods. This is to supplement the more City-wide serving uses along Granville Street.

This project is for 100% secured rental housing. 80% of the residential floor area will be rented at market rents (as dictated by the market and selected by the applicant) and 20% will be set at below-market rents (BMR). The rents in the BMR units will be set at a 20% discount to City-wide Average Market Rents (as published annually by CMHC), at the time of occupancy, and when the units turn over, the rents will be reset to the same 20% discount to the City-wide average market rent at that time. 

As the site contains existing rental housing, the City’s Tenant Relocation and Protection Policy (TRPP) applies, including the additional tenant protection policies contained in the Broadway Plan. Under the Broadway Plan, existing eligible tenants that wish to return to the new building once complete will be offered the Right of First Refusal to return to the new building at either their existing rent (plus allowable rent increases), or a 20% discount to City-wide average market rents at the time of occupancy, whichever is lower. More information, including the 20% discount to current CMHC Average Market Rents, can be found in the TRPP Bulletin - https://guidelines.vancouver.ca/bulletins/bulletin-rental-tenant-relocation-protection-policy.pdf 

Thank you for your question. We understand parking is challenge for many parts of the City. The City is working to encourage greener mode of transportation throughout all areas and reduce the reliance on personal vehicles. Through goals and actions identified in the Transportation 2040 Plan and accelerated through the Climate Emergency Action Plan response, the City continues to see an overall decrease in vehicle trips, by improving access to cycling, transit, and other modes City-wide.

Prior to construction, the site is required to meet with and coordinate construction and street use impacts with our Engineering team. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. Construction street use requests with significant impacts are typically not permitted for long durations, especially if there are multiple projects competing for street use. Closures of the lane are likely to be prohibited, and if permitted, neighbourhood notification would be required in advance.

Thank you for your question. The application on 1364 W 11th Ave was recently submitted and staff are still reviewing the submission materials for compliance with the Broadway Plan prior to posting online. The application with be posted online and the neighbours will be notified when it is ready for public comment.