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1726 W 11th 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 20-storey and 19-storey mixed-use building over a four-storey podium and includes:

  • 283 secured rental units with 20% of the floor area secured for below market rental units (approximately 57 units);
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.80; and
  • A building height of 63.4 m (208 ft.) with additional height for mechanical appurtenances.

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.


Referred to Public Hearing

On November 12, 2024 City Council referred this application to a Public Hearing.

Give feedback to City Council:

Send your comments online

or via mail to:

City of Vancouver, City Clerk’s Office

453 West 12th Avenue, Third Floor

Vancouver, BC, V5Y 1V4

Or request to speak, starting approximately one week before the meeting.

Your comments and name will be published in the meeting record.

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 20-storey and 19-storey mixed-use building over a four-storey podium and includes:

  • 283 secured rental units with 20% of the floor area secured for below market rental units (approximately 57 units);
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.80; and
  • A building height of 63.4 m (208 ft.) with additional height for mechanical appurtenances.

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.


Referred to Public Hearing

On November 12, 2024 City Council referred this application to a Public Hearing.

Give feedback to City Council:

Send your comments online

or via mail to:

City of Vancouver, City Clerk’s Office

453 West 12th Avenue, Third Floor

Vancouver, BC, V5Y 1V4

Or request to speak, starting approximately one week before the meeting.

Your comments and name will be published in the meeting record.

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

The opportunity to ask questions through the Q&A is available from February 14 to February 27, 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 Hello, Pages 466, 467 and 468 of the Broadway Plan mention the Public Realm Water Management and the Blue-Green System Corridor. Pine Street is one of the Blue-Green System Corridors. Section 20.2.3 mentions "Development permit and rezoning applicants are expected to work with staff to accommodate and enhance these alignments in the design of buildings, underground structures, and open space." There does not appear to be any reference in the rezoning application to the Blue-Green corridor requirements. Will the developer be asked to accommodate this Blue-Green system on Pine Street? And how will it be accommodated? If section 20.2.5 on page 467 were invoked, how would the developer show that this was not possible? What would be the "Payment in-lieu" and how would the "Payment in-lieu" be spent? There is no reference to section 20.2 in the rezoning application. The word "sewer" does not appear on the rezoning application, while section 20.2.6 of the Broadway Plan indicates that the developer would contribute to upgrades that result from growth. on Facebook Share Hello, Pages 466, 467 and 468 of the Broadway Plan mention the Public Realm Water Management and the Blue-Green System Corridor. Pine Street is one of the Blue-Green System Corridors. Section 20.2.3 mentions "Development permit and rezoning applicants are expected to work with staff to accommodate and enhance these alignments in the design of buildings, underground structures, and open space." There does not appear to be any reference in the rezoning application to the Blue-Green corridor requirements. Will the developer be asked to accommodate this Blue-Green system on Pine Street? And how will it be accommodated? If section 20.2.5 on page 467 were invoked, how would the developer show that this was not possible? What would be the "Payment in-lieu" and how would the "Payment in-lieu" be spent? There is no reference to section 20.2 in the rezoning application. The word "sewer" does not appear on the rezoning application, while section 20.2.6 of the Broadway Plan indicates that the developer would contribute to upgrades that result from growth. on Twitter Share Hello, Pages 466, 467 and 468 of the Broadway Plan mention the Public Realm Water Management and the Blue-Green System Corridor. Pine Street is one of the Blue-Green System Corridors. Section 20.2.3 mentions "Development permit and rezoning applicants are expected to work with staff to accommodate and enhance these alignments in the design of buildings, underground structures, and open space." There does not appear to be any reference in the rezoning application to the Blue-Green corridor requirements. Will the developer be asked to accommodate this Blue-Green system on Pine Street? And how will it be accommodated? If section 20.2.5 on page 467 were invoked, how would the developer show that this was not possible? What would be the "Payment in-lieu" and how would the "Payment in-lieu" be spent? There is no reference to section 20.2 in the rezoning application. The word "sewer" does not appear on the rezoning application, while section 20.2.6 of the Broadway Plan indicates that the developer would contribute to upgrades that result from growth. on Linkedin Email Hello, Pages 466, 467 and 468 of the Broadway Plan mention the Public Realm Water Management and the Blue-Green System Corridor. Pine Street is one of the Blue-Green System Corridors. Section 20.2.3 mentions "Development permit and rezoning applicants are expected to work with staff to accommodate and enhance these alignments in the design of buildings, underground structures, and open space." There does not appear to be any reference in the rezoning application to the Blue-Green corridor requirements. Will the developer be asked to accommodate this Blue-Green system on Pine Street? And how will it be accommodated? If section 20.2.5 on page 467 were invoked, how would the developer show that this was not possible? What would be the "Payment in-lieu" and how would the "Payment in-lieu" be spent? There is no reference to section 20.2 in the rezoning application. The word "sewer" does not appear on the rezoning application, while section 20.2.6 of the Broadway Plan indicates that the developer would contribute to upgrades that result from growth. link

    Hello, Pages 466, 467 and 468 of the Broadway Plan mention the Public Realm Water Management and the Blue-Green System Corridor. Pine Street is one of the Blue-Green System Corridors. Section 20.2.3 mentions "Development permit and rezoning applicants are expected to work with staff to accommodate and enhance these alignments in the design of buildings, underground structures, and open space." There does not appear to be any reference in the rezoning application to the Blue-Green corridor requirements. Will the developer be asked to accommodate this Blue-Green system on Pine Street? And how will it be accommodated? If section 20.2.5 on page 467 were invoked, how would the developer show that this was not possible? What would be the "Payment in-lieu" and how would the "Payment in-lieu" be spent? There is no reference to section 20.2 in the rezoning application. The word "sewer" does not appear on the rezoning application, while section 20.2.6 of the Broadway Plan indicates that the developer would contribute to upgrades that result from growth.

    FairInFairview asked 9 months ago

    Part of the rezoning process is a technical review and analysis by staff, including from Engineering services and utilities servicing. The green building aspects of rezoning applications are reviewed under the Green Buildings Policy for Rezonings.

    Engineering services and utilities servicing will, in the staff report to Council, provide a comprehensive set of conditions that ensure the development meets the requirements of City Policy.  

  • Share what is the justification of having three towers within feet of others, 1726 and diagonally 1665 -1685 west 11th, the existing neighbour hood is quiet one, where will all these cars park? and why not lower structures like cambie, in keeping with the charm and profile of the area? on Facebook Share what is the justification of having three towers within feet of others, 1726 and diagonally 1665 -1685 west 11th, the existing neighbour hood is quiet one, where will all these cars park? and why not lower structures like cambie, in keeping with the charm and profile of the area? on Twitter Share what is the justification of having three towers within feet of others, 1726 and diagonally 1665 -1685 west 11th, the existing neighbour hood is quiet one, where will all these cars park? and why not lower structures like cambie, in keeping with the charm and profile of the area? on Linkedin Email what is the justification of having three towers within feet of others, 1726 and diagonally 1665 -1685 west 11th, the existing neighbour hood is quiet one, where will all these cars park? and why not lower structures like cambie, in keeping with the charm and profile of the area? link

    what is the justification of having three towers within feet of others, 1726 and diagonally 1665 -1685 west 11th, the existing neighbour hood is quiet one, where will all these cars park? and why not lower structures like cambie, in keeping with the charm and profile of the area?

    resident Monique asked 9 months ago

    Tower separation requirements ensure liveability of units and access to adequate sunlight and fresh air. The Broadway Plan requires a minimum 80-foot separation from future or existing towers can be demonstrated. The applicant has provided a tower separation study to demonstrate that an 80-foot separation can be achieved for potential future developments.

    To help ensure more incremental change and a variety of building heights in residential areas, the plan stipulates that in this neighbourhood there will be a maximum of two towers per block (street to street, including any laneways). On blocks with two or more existing towers constructed prior to adoption of the Broadway Plan, one additional tower will be considered.

  • Share Section 15.3.3 of the Broadway Plan states "In strategic locations along local streets, greenways, blue green systems, and Streets as Better Public Spaces projects, explore opportunities to integrate public realm enhancements, such as seating and gathering spaces, biodiversity, recreation, and social, cultural, and food assets." Page 2 of the application booklet shows a 20-foot setback for the west tower, but only a 12-foot setback for the east tower on Pine Street. Since Pine Street is designated as a greenway and part of the blue-green system, could the 20-foot setback be applied to the East Tower instead? This might allow mature trees to be retained and possibly a Privately Owned Public Space (POPS) on this corner of Pine St and West 11th Avenue (section 15.2.13 on page 402 of the Broadway Plan). on Facebook Share Section 15.3.3 of the Broadway Plan states "In strategic locations along local streets, greenways, blue green systems, and Streets as Better Public Spaces projects, explore opportunities to integrate public realm enhancements, such as seating and gathering spaces, biodiversity, recreation, and social, cultural, and food assets." Page 2 of the application booklet shows a 20-foot setback for the west tower, but only a 12-foot setback for the east tower on Pine Street. Since Pine Street is designated as a greenway and part of the blue-green system, could the 20-foot setback be applied to the East Tower instead? This might allow mature trees to be retained and possibly a Privately Owned Public Space (POPS) on this corner of Pine St and West 11th Avenue (section 15.2.13 on page 402 of the Broadway Plan). on Twitter Share Section 15.3.3 of the Broadway Plan states "In strategic locations along local streets, greenways, blue green systems, and Streets as Better Public Spaces projects, explore opportunities to integrate public realm enhancements, such as seating and gathering spaces, biodiversity, recreation, and social, cultural, and food assets." Page 2 of the application booklet shows a 20-foot setback for the west tower, but only a 12-foot setback for the east tower on Pine Street. Since Pine Street is designated as a greenway and part of the blue-green system, could the 20-foot setback be applied to the East Tower instead? This might allow mature trees to be retained and possibly a Privately Owned Public Space (POPS) on this corner of Pine St and West 11th Avenue (section 15.2.13 on page 402 of the Broadway Plan). on Linkedin Email Section 15.3.3 of the Broadway Plan states "In strategic locations along local streets, greenways, blue green systems, and Streets as Better Public Spaces projects, explore opportunities to integrate public realm enhancements, such as seating and gathering spaces, biodiversity, recreation, and social, cultural, and food assets." Page 2 of the application booklet shows a 20-foot setback for the west tower, but only a 12-foot setback for the east tower on Pine Street. Since Pine Street is designated as a greenway and part of the blue-green system, could the 20-foot setback be applied to the East Tower instead? This might allow mature trees to be retained and possibly a Privately Owned Public Space (POPS) on this corner of Pine St and West 11th Avenue (section 15.2.13 on page 402 of the Broadway Plan). link

    Section 15.3.3 of the Broadway Plan states "In strategic locations along local streets, greenways, blue green systems, and Streets as Better Public Spaces projects, explore opportunities to integrate public realm enhancements, such as seating and gathering spaces, biodiversity, recreation, and social, cultural, and food assets." Page 2 of the application booklet shows a 20-foot setback for the west tower, but only a 12-foot setback for the east tower on Pine Street. Since Pine Street is designated as a greenway and part of the blue-green system, could the 20-foot setback be applied to the East Tower instead? This might allow mature trees to be retained and possibly a Privately Owned Public Space (POPS) on this corner of Pine St and West 11th Avenue (section 15.2.13 on page 402 of the Broadway Plan).

    FairInFairview asked 9 months ago

    Thank you for the question. Rezoning applications in the Broadway Plan area are required to meet setbacks stipulated under the Plan. This application meets those setback requirements and is also required to meet tower separation, shadowing, public realm interface and other urban design performance such as privacy/overlook and horizontal angle of daylight. Potential widening of the exterior side yard for public realm enhancements will be reviewed further with various departments such as planning, landscape and engineering.

  • Share Would parking still be allowed in the lane on the south side of this proposed building? The entrance to the underground parking in this proposal seems to be tight and cars parked opposite that entrance might make it difficult to drive in and out. Thanks. on Facebook Share Would parking still be allowed in the lane on the south side of this proposed building? The entrance to the underground parking in this proposal seems to be tight and cars parked opposite that entrance might make it difficult to drive in and out. Thanks. on Twitter Share Would parking still be allowed in the lane on the south side of this proposed building? The entrance to the underground parking in this proposal seems to be tight and cars parked opposite that entrance might make it difficult to drive in and out. Thanks. on Linkedin Email Would parking still be allowed in the lane on the south side of this proposed building? The entrance to the underground parking in this proposal seems to be tight and cars parked opposite that entrance might make it difficult to drive in and out. Thanks. link

    Would parking still be allowed in the lane on the south side of this proposed building? The entrance to the underground parking in this proposal seems to be tight and cars parked opposite that entrance might make it difficult to drive in and out. Thanks.

    FairInFairview asked 9 months ago

    Parking in lanes are regulated by the Street and Traffic By-Law NO. 2849. Section 19.1 (Stopping and Parking – Lanes) prescribes where in the lane parking would be allowed. Turning movements for the development will be reviewed as part of the rezoning process, with any issues brought forward for review.

    https://vancouver.ca/your-government/street-traffic-bylaw.aspx

  • Share Hello there, I have 2 questions about this re-zoning proposal. 1. What impact assessment has been done to determine the change in the neighbourhood and community with the addition of commerical spaces in a residential neighbourhood? 2. How do we expect traffic patterns to change in this area? There have already been 3 major traffic incidents at the intersection of W11th and Fir Street in the last 6 months. With the addition of this type of density and commercials spaces how does the city expect traffic to be managed to make this community safe for drivers, cyclist and pedestrians? on Facebook Share Hello there, I have 2 questions about this re-zoning proposal. 1. What impact assessment has been done to determine the change in the neighbourhood and community with the addition of commerical spaces in a residential neighbourhood? 2. How do we expect traffic patterns to change in this area? There have already been 3 major traffic incidents at the intersection of W11th and Fir Street in the last 6 months. With the addition of this type of density and commercials spaces how does the city expect traffic to be managed to make this community safe for drivers, cyclist and pedestrians? on Twitter Share Hello there, I have 2 questions about this re-zoning proposal. 1. What impact assessment has been done to determine the change in the neighbourhood and community with the addition of commerical spaces in a residential neighbourhood? 2. How do we expect traffic patterns to change in this area? There have already been 3 major traffic incidents at the intersection of W11th and Fir Street in the last 6 months. With the addition of this type of density and commercials spaces how does the city expect traffic to be managed to make this community safe for drivers, cyclist and pedestrians? on Linkedin Email Hello there, I have 2 questions about this re-zoning proposal. 1. What impact assessment has been done to determine the change in the neighbourhood and community with the addition of commerical spaces in a residential neighbourhood? 2. How do we expect traffic patterns to change in this area? There have already been 3 major traffic incidents at the intersection of W11th and Fir Street in the last 6 months. With the addition of this type of density and commercials spaces how does the city expect traffic to be managed to make this community safe for drivers, cyclist and pedestrians? link

    Hello there, I have 2 questions about this re-zoning proposal. 1. What impact assessment has been done to determine the change in the neighbourhood and community with the addition of commerical spaces in a residential neighbourhood? 2. How do we expect traffic patterns to change in this area? There have already been 3 major traffic incidents at the intersection of W11th and Fir Street in the last 6 months. With the addition of this type of density and commercials spaces how does the city expect traffic to be managed to make this community safe for drivers, cyclist and pedestrians?

    11thaveresident asked 9 months ago

    Transportation safety for motorists, cyclists, and pedestrians, is a top priority for the City of Vancouver. As part of the rezoning process, Engineering staff will review conditions of the existing road network, and any possible impacts the development may have on it. This may include, but not limited to, traffic volumes and parking impacts to the neighbourhood. Conditions may be included for off-site requirements to improve transportation operations and safety for all users.

    During the development of the Broadway Plan, consideration was taken to ensure commercial uses were located where they would both be viable and provide necessary amenities to neighbourhoods.

  • Share This is a process question. Could another property on this block apply for rezoning for a tower even though this property is requesting two towers? If so, how would the approval process work? Also, if this property receives approval but does not start to build, does the rezoning get cancelled? Does the builder have to build within a certain time period? I'm just trying to understand the whole process. Thank you. on Facebook Share This is a process question. Could another property on this block apply for rezoning for a tower even though this property is requesting two towers? If so, how would the approval process work? Also, if this property receives approval but does not start to build, does the rezoning get cancelled? Does the builder have to build within a certain time period? I'm just trying to understand the whole process. Thank you. on Twitter Share This is a process question. Could another property on this block apply for rezoning for a tower even though this property is requesting two towers? If so, how would the approval process work? Also, if this property receives approval but does not start to build, does the rezoning get cancelled? Does the builder have to build within a certain time period? I'm just trying to understand the whole process. Thank you. on Linkedin Email This is a process question. Could another property on this block apply for rezoning for a tower even though this property is requesting two towers? If so, how would the approval process work? Also, if this property receives approval but does not start to build, does the rezoning get cancelled? Does the builder have to build within a certain time period? I'm just trying to understand the whole process. Thank you. link

    This is a process question. Could another property on this block apply for rezoning for a tower even though this property is requesting two towers? If so, how would the approval process work? Also, if this property receives approval but does not start to build, does the rezoning get cancelled? Does the builder have to build within a certain time period? I'm just trying to understand the whole process. Thank you.

    FairInFairview asked 9 months ago

    To help ensure more incremental change and a variety of building heights in residential areas, the plan stipulates that in this neighbourhood there will be a maximum of two towers per block (street to street, including any laneways). On blocks with two or more existing towers constructed prior to adoption of the Broadway Plan, one additional tower will be considered.

    For the purpose of the two-tower per block allowance under the Broadway Plan, this application would be considered two towers.  No further towers would be permitted on this block under the Plan.

    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, the Development and Building Permit phase takes another 12-18 months.  Standard rezoning applications do not include time limits for development.

  • Share Will the tenants of this new building be allowed to purchase Residential Parking Permits from the City of Vancouver? I see they will have their own parking garage. There is already high demand for parking in this area and this building will add a lot of stress to street parking for neighbouring properties. Thanks. on Facebook Share Will the tenants of this new building be allowed to purchase Residential Parking Permits from the City of Vancouver? I see they will have their own parking garage. There is already high demand for parking in this area and this building will add a lot of stress to street parking for neighbouring properties. Thanks. on Twitter Share Will the tenants of this new building be allowed to purchase Residential Parking Permits from the City of Vancouver? I see they will have their own parking garage. There is already high demand for parking in this area and this building will add a lot of stress to street parking for neighbouring properties. Thanks. on Linkedin Email Will the tenants of this new building be allowed to purchase Residential Parking Permits from the City of Vancouver? I see they will have their own parking garage. There is already high demand for parking in this area and this building will add a lot of stress to street parking for neighbouring properties. Thanks. link

    Will the tenants of this new building be allowed to purchase Residential Parking Permits from the City of Vancouver? I see they will have their own parking garage. There is already high demand for parking in this area and this building will add a lot of stress to street parking for neighbouring properties. Thanks.

    FairInFairview asked 9 months ago

    Thank you for taking the time to review the application at 1726 West 11th Avenue.  Residents of a parking permit zone may purchase a parking permit for that zone if they qualify under the City’s criteria which can be found here.

  • Share The federal housing advocate has recently said that forcibly removing residents from tent encampments is a violation of their human rights. Why then is it not a violation of human rights to forcibly remove average-income residents from their housing? on Facebook Share The federal housing advocate has recently said that forcibly removing residents from tent encampments is a violation of their human rights. Why then is it not a violation of human rights to forcibly remove average-income residents from their housing? on Twitter Share The federal housing advocate has recently said that forcibly removing residents from tent encampments is a violation of their human rights. Why then is it not a violation of human rights to forcibly remove average-income residents from their housing? on Linkedin Email The federal housing advocate has recently said that forcibly removing residents from tent encampments is a violation of their human rights. Why then is it not a violation of human rights to forcibly remove average-income residents from their housing? link

    The federal housing advocate has recently said that forcibly removing residents from tent encampments is a violation of their human rights. Why then is it not a violation of human rights to forcibly remove average-income residents from their housing?

    name asked 9 months ago

    Tenants of the current building are covered under the Provincial Residential Tenancy Act.  Those who meet the eligibility requirements are protected under the City of Vancouver Tenant Relocation & Protection Policy with additional supports offered to those in 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.

  • Share What is the projected rent on a 2 bedroom apartment in the new building? on Facebook Share What is the projected rent on a 2 bedroom apartment in the new building? on Twitter Share What is the projected rent on a 2 bedroom apartment in the new building? on Linkedin Email What is the projected rent on a 2 bedroom apartment in the new building? link

    What is the projected rent on a 2 bedroom apartment in the new building?

    Sheri asked 9 months ago

    80% of the housing units in the new building will be market-rent units.  That is, they will be rented by the owner at rates in line with standard rental housing at the time of building completion.

    The below-market rental units are to be rented at 20% less than the average rents as published by the CMHC.  The rents of the below market rental units would be set at occupancy.  Were the building to complete today, the maximum starting rents are: $1,223 for Studio, $1,429 for 1-bedroom,  $1,969 for 2-bedroom, and  $2,395 for 3-bedroom or larger.  

    The rents of the below market rental units would  be set at occupancy.  Were the building to complete today, the maximum starting rents are: $1,223 for Studio, $1,429 for 1-bedroom,  $1,969 for 2-bedroom, and  $2,395 for 3-bedroom or larger.  

  • Share What are the City of Vancouver's most recent numbers for rental units that are 20% below market? Could you please provide the figures for rents for a studio, 1-bed, 2-bed and 3-bedroom unit, at 20% below market? on Facebook Share What are the City of Vancouver's most recent numbers for rental units that are 20% below market? Could you please provide the figures for rents for a studio, 1-bed, 2-bed and 3-bedroom unit, at 20% below market? on Twitter Share What are the City of Vancouver's most recent numbers for rental units that are 20% below market? Could you please provide the figures for rents for a studio, 1-bed, 2-bed and 3-bedroom unit, at 20% below market? on Linkedin Email What are the City of Vancouver's most recent numbers for rental units that are 20% below market? Could you please provide the figures for rents for a studio, 1-bed, 2-bed and 3-bedroom unit, at 20% below market? link

    What are the City of Vancouver's most recent numbers for rental units that are 20% below market? Could you please provide the figures for rents for a studio, 1-bed, 2-bed and 3-bedroom unit, at 20% below market?

    redpanda asked 9 months ago

    As of December 31 2023, there are 1,525 units of Below Market housing approved in the City of Vancouver. The rents of the below market rental units would be set at occupancy.  Were the building to complete today, the maximum starting rents are: $1,223 for Studio, $1,429 for 1-bedroom,  $1,969 for 2-bedroom, and  $2,395 for 3-bedroom or larger.  

Page last updated: 12 Nov 2024, 04:40 PM