Go Back

1770 W 12th Ave rezoning application

Share 1770 W 12th Ave rezoning application on Facebook Share 1770 W 12th Ave rezoning application on Twitter Share 1770 W 12th Ave rezoning application on Linkedin Email 1770 W 12th Ave rezoning application link

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 21-storey mixed-use rental building with a 6-storey podium and includes:

  • 243 units with 20% of the floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.50; and
  • A building height of 66.7 m (219 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.

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 21-storey mixed-use rental building with a 6-storey podium and includes:

  • 243 units with 20% of the floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.50; and
  • A building height of 66.7 m (219 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.

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

The opportunity to ask questions through the Q&A is available from June 26 to July 9, 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 d) We understand the proposal to remove existing trees is in stark contradiction of the city’s policy of protecting the urban forest, adopted by Council as recently as June 12, 2024; what are City staff planning to recommend to Vancouver City Council regarding the developer’s proposal to remove existing trees? on Facebook Share d) We understand the proposal to remove existing trees is in stark contradiction of the city’s policy of protecting the urban forest, adopted by Council as recently as June 12, 2024; what are City staff planning to recommend to Vancouver City Council regarding the developer’s proposal to remove existing trees? on Twitter Share d) We understand the proposal to remove existing trees is in stark contradiction of the city’s policy of protecting the urban forest, adopted by Council as recently as June 12, 2024; what are City staff planning to recommend to Vancouver City Council regarding the developer’s proposal to remove existing trees? on Linkedin Email d) We understand the proposal to remove existing trees is in stark contradiction of the city’s policy of protecting the urban forest, adopted by Council as recently as June 12, 2024; what are City staff planning to recommend to Vancouver City Council regarding the developer’s proposal to remove existing trees? link

    d) We understand the proposal to remove existing trees is in stark contradiction of the city’s policy of protecting the urban forest, adopted by Council as recently as June 12, 2024; what are City staff planning to recommend to Vancouver City Council regarding the developer’s proposal to remove existing trees?

    SheD asked 5 months ago

    The Broadway Plan recognizes the need to increase tree canopy cover in the city. City policies aim to retain as many healthy trees as possible. As part of the staff review of a rezoning application, analysis will take place to explore retention feasibility of existing tree canopy. The final number of trees will be determined through the Development Permit process. The proposed landscape plan for this project can be viewed in the rezoning application booklet here.

  • Share To what extent have City staffers investigated Greystar’s track record as a developer? Will this proposed project represent its first Vancouver building, or are there other Greystar projects in Vancouver people can turn to for insights on its track record and business practices and corporate behaviour? on Facebook Share To what extent have City staffers investigated Greystar’s track record as a developer? Will this proposed project represent its first Vancouver building, or are there other Greystar projects in Vancouver people can turn to for insights on its track record and business practices and corporate behaviour? on Twitter Share To what extent have City staffers investigated Greystar’s track record as a developer? Will this proposed project represent its first Vancouver building, or are there other Greystar projects in Vancouver people can turn to for insights on its track record and business practices and corporate behaviour? on Linkedin Email To what extent have City staffers investigated Greystar’s track record as a developer? Will this proposed project represent its first Vancouver building, or are there other Greystar projects in Vancouver people can turn to for insights on its track record and business practices and corporate behaviour? link

    To what extent have City staffers investigated Greystar’s track record as a developer? Will this proposed project represent its first Vancouver building, or are there other Greystar projects in Vancouver people can turn to for insights on its track record and business practices and corporate behaviour?

    SheD asked 5 months ago

    It is our understanding that the project at 1770 W 12th Ave will be Greystar’s first development in the City of Vancouver. There are regulatory bodies at both the provincial and municipal levels that regulate landlord operations.

  • Share To what extent have City staff and Vancouver City Council investigated Greystar’s track record as a landlord, and whether there are legitimate concerns as to whether this proposed rezoning and development would help or hinder renters and Vancouverites? Having looked at Greystar’s website, https://www.greystar.com/, we see it has deep pockets, with $36 billion in global development assets and managing/operating approximately $320 billion in real estate in 249 markets around the globe; what is its track record as a landlord? We’ve read ( https://cityhallwatch.wordpress.com/2024/06/28/1770w12th-20storey-tower-rezoning-global-capital/ ) about Greystar’s apparent involvement “…In lawsuits and complaints for violating consumer protection laws, for gathering extensive personal identifying information about its tenants without their knowledge or consent, for failing to perform necessary building maintenance, for collusion with other property management companies to fix rent prices, alleged junk fees added to the monthly rent, and for nasty penalties for an aggrieved family. “ on Facebook Share To what extent have City staff and Vancouver City Council investigated Greystar’s track record as a landlord, and whether there are legitimate concerns as to whether this proposed rezoning and development would help or hinder renters and Vancouverites? Having looked at Greystar’s website, https://www.greystar.com/, we see it has deep pockets, with $36 billion in global development assets and managing/operating approximately $320 billion in real estate in 249 markets around the globe; what is its track record as a landlord? We’ve read ( https://cityhallwatch.wordpress.com/2024/06/28/1770w12th-20storey-tower-rezoning-global-capital/ ) about Greystar’s apparent involvement “…In lawsuits and complaints for violating consumer protection laws, for gathering extensive personal identifying information about its tenants without their knowledge or consent, for failing to perform necessary building maintenance, for collusion with other property management companies to fix rent prices, alleged junk fees added to the monthly rent, and for nasty penalties for an aggrieved family. “ on Twitter Share To what extent have City staff and Vancouver City Council investigated Greystar’s track record as a landlord, and whether there are legitimate concerns as to whether this proposed rezoning and development would help or hinder renters and Vancouverites? Having looked at Greystar’s website, https://www.greystar.com/, we see it has deep pockets, with $36 billion in global development assets and managing/operating approximately $320 billion in real estate in 249 markets around the globe; what is its track record as a landlord? We’ve read ( https://cityhallwatch.wordpress.com/2024/06/28/1770w12th-20storey-tower-rezoning-global-capital/ ) about Greystar’s apparent involvement “…In lawsuits and complaints for violating consumer protection laws, for gathering extensive personal identifying information about its tenants without their knowledge or consent, for failing to perform necessary building maintenance, for collusion with other property management companies to fix rent prices, alleged junk fees added to the monthly rent, and for nasty penalties for an aggrieved family. “ on Linkedin Email To what extent have City staff and Vancouver City Council investigated Greystar’s track record as a landlord, and whether there are legitimate concerns as to whether this proposed rezoning and development would help or hinder renters and Vancouverites? Having looked at Greystar’s website, https://www.greystar.com/, we see it has deep pockets, with $36 billion in global development assets and managing/operating approximately $320 billion in real estate in 249 markets around the globe; what is its track record as a landlord? We’ve read ( https://cityhallwatch.wordpress.com/2024/06/28/1770w12th-20storey-tower-rezoning-global-capital/ ) about Greystar’s apparent involvement “…In lawsuits and complaints for violating consumer protection laws, for gathering extensive personal identifying information about its tenants without their knowledge or consent, for failing to perform necessary building maintenance, for collusion with other property management companies to fix rent prices, alleged junk fees added to the monthly rent, and for nasty penalties for an aggrieved family. “ link

    To what extent have City staff and Vancouver City Council investigated Greystar’s track record as a landlord, and whether there are legitimate concerns as to whether this proposed rezoning and development would help or hinder renters and Vancouverites? Having looked at Greystar’s website, https://www.greystar.com/, we see it has deep pockets, with $36 billion in global development assets and managing/operating approximately $320 billion in real estate in 249 markets around the globe; what is its track record as a landlord? We’ve read ( https://cityhallwatch.wordpress.com/2024/06/28/1770w12th-20storey-tower-rezoning-global-capital/ ) about Greystar’s apparent involvement “…In lawsuits and complaints for violating consumer protection laws, for gathering extensive personal identifying information about its tenants without their knowledge or consent, for failing to perform necessary building maintenance, for collusion with other property management companies to fix rent prices, alleged junk fees added to the monthly rent, and for nasty penalties for an aggrieved family. “

    SheD asked 5 months ago

    It is not part of typical rezoning process to review developer track records. It is our understanding that the project at 1770 W 12th Ave will be Greystar’s first development in the City of Vancouver. There are regulatory bodies at both the provincial and municipal levels that regulate landlord operations.

  • Share Will the laneway electrical poles be undergrounded as a result of the development? on Facebook Share Will the laneway electrical poles be undergrounded as a result of the development? on Twitter Share Will the laneway electrical poles be undergrounded as a result of the development? on Linkedin Email Will the laneway electrical poles be undergrounded as a result of the development? link

    Will the laneway electrical poles be undergrounded as a result of the development?

    Alex the Neighbor asked 5 months ago

    Engineering staff are currently reviewing the proposal. Confirmation of relocation of electrical poles will occur at the Development Permit stage.

  • Share Not a question, but simply wanting to commend the developer/architect/landscape architect on the design of the top of podium. A substantial amount of amenities are captured, and think this will be a lovely spot for residents. on Facebook Share Not a question, but simply wanting to commend the developer/architect/landscape architect on the design of the top of podium. A substantial amount of amenities are captured, and think this will be a lovely spot for residents. on Twitter Share Not a question, but simply wanting to commend the developer/architect/landscape architect on the design of the top of podium. A substantial amount of amenities are captured, and think this will be a lovely spot for residents. on Linkedin Email Not a question, but simply wanting to commend the developer/architect/landscape architect on the design of the top of podium. A substantial amount of amenities are captured, and think this will be a lovely spot for residents. link

    Not a question, but simply wanting to commend the developer/architect/landscape architect on the design of the top of podium. A substantial amount of amenities are captured, and think this will be a lovely spot for residents.

    Alex the Neighbor asked 5 months ago

    Thank you for your comment.

  • Share Will there be a bike wash and/or maintenance facility incorporated into the building design? On the drawings, I see a maintenance room but assume this is for the base building operations, not a residential amenity space. on Facebook Share Will there be a bike wash and/or maintenance facility incorporated into the building design? On the drawings, I see a maintenance room but assume this is for the base building operations, not a residential amenity space. on Twitter Share Will there be a bike wash and/or maintenance facility incorporated into the building design? On the drawings, I see a maintenance room but assume this is for the base building operations, not a residential amenity space. on Linkedin Email Will there be a bike wash and/or maintenance facility incorporated into the building design? On the drawings, I see a maintenance room but assume this is for the base building operations, not a residential amenity space. link

    Will there be a bike wash and/or maintenance facility incorporated into the building design? On the drawings, I see a maintenance room but assume this is for the base building operations, not a residential amenity space.

    Alex the Neighbor asked 5 months ago

    The applicant team has provided the following response: A dedicated bike wash room has not been accommodated, however, we can look into combining a bike wash station within the pet wash room at Level 01.

  • Share Firstly, appreciate the developer's eagerness to incorporate bicycle stalls on the P1 level. That said, what is the intended exit path for the bicyclists? Is it through the western staircase, waste collection room, or loading zone? These seems rather inconvenient. Additionally, if your in the SW bike room, you must pass through at minimum 4 single width doors and up a staircase or thru 5 doors. Could larger width doors be incorporated? on Facebook Share Firstly, appreciate the developer's eagerness to incorporate bicycle stalls on the P1 level. That said, what is the intended exit path for the bicyclists? Is it through the western staircase, waste collection room, or loading zone? These seems rather inconvenient. Additionally, if your in the SW bike room, you must pass through at minimum 4 single width doors and up a staircase or thru 5 doors. Could larger width doors be incorporated? on Twitter Share Firstly, appreciate the developer's eagerness to incorporate bicycle stalls on the P1 level. That said, what is the intended exit path for the bicyclists? Is it through the western staircase, waste collection room, or loading zone? These seems rather inconvenient. Additionally, if your in the SW bike room, you must pass through at minimum 4 single width doors and up a staircase or thru 5 doors. Could larger width doors be incorporated? on Linkedin Email Firstly, appreciate the developer's eagerness to incorporate bicycle stalls on the P1 level. That said, what is the intended exit path for the bicyclists? Is it through the western staircase, waste collection room, or loading zone? These seems rather inconvenient. Additionally, if your in the SW bike room, you must pass through at minimum 4 single width doors and up a staircase or thru 5 doors. Could larger width doors be incorporated? link

    Firstly, appreciate the developer's eagerness to incorporate bicycle stalls on the P1 level. That said, what is the intended exit path for the bicyclists? Is it through the western staircase, waste collection room, or loading zone? These seems rather inconvenient. Additionally, if your in the SW bike room, you must pass through at minimum 4 single width doors and up a staircase or thru 5 doors. Could larger width doors be incorporated?

    Alex the Neighbor asked 5 months ago

    The applicant team has provided the following response: 

    • In its current configuration, the primary access pathway to and from the bike rooms in P1 would be via the loading zone. 
    • According to the building code, the length of the corridor serving the bike rooms requires several doors in order to maintain fire rated exit enclosures and to prevent “dead end” corridors longer than 6m.
    • The door widths are currently 3’-0” (915mm), which do exceed the minimum of 750mm wide.
  • Share I am disappointed to see that the rezoning application proposes the removal of all mature trees along Arbutus and the laneway. These 50-foot tall trees significantly enhance the local environment and aesthetics. Since this proposal has not been approved, could we explore increasing tree retention within the development plan? Preserving these trees would benefit both the community and the project’s appeal. on Facebook Share I am disappointed to see that the rezoning application proposes the removal of all mature trees along Arbutus and the laneway. These 50-foot tall trees significantly enhance the local environment and aesthetics. Since this proposal has not been approved, could we explore increasing tree retention within the development plan? Preserving these trees would benefit both the community and the project’s appeal. on Twitter Share I am disappointed to see that the rezoning application proposes the removal of all mature trees along Arbutus and the laneway. These 50-foot tall trees significantly enhance the local environment and aesthetics. Since this proposal has not been approved, could we explore increasing tree retention within the development plan? Preserving these trees would benefit both the community and the project’s appeal. on Linkedin Email I am disappointed to see that the rezoning application proposes the removal of all mature trees along Arbutus and the laneway. These 50-foot tall trees significantly enhance the local environment and aesthetics. Since this proposal has not been approved, could we explore increasing tree retention within the development plan? Preserving these trees would benefit both the community and the project’s appeal. link

    I am disappointed to see that the rezoning application proposes the removal of all mature trees along Arbutus and the laneway. These 50-foot tall trees significantly enhance the local environment and aesthetics. Since this proposal has not been approved, could we explore increasing tree retention within the development plan? Preserving these trees would benefit both the community and the project’s appeal.

    Alex the Neighbor asked 5 months ago

    The Broadway Plan recognizes the need to increase tree canopy cover in the city. City policies aim to retain as many healthy trees as possible. As part of the staff review of a rezoning application, analysis will take place to explore retention feasibility of existing tree canopy. The final number of trees will be determined through the Development Permit process. The proposed landscape plan for this project can be viewed in the rezoning application booklet here.

  • Share Will City staff recommend that Vancouver City Council require the developer to remove the existing parkade in a manner that does NOT result in the removal of trees #511, #512, #513 and #514? We note, on page 16 of the "1770 W 12th Ave- Rezoning Booklet", a statement that "…Tree Removal Urban Forestry approved the removal of trees #511, #512, #513, #514 as noted in the arborist report as they would conflict with the removal of the existing parkade (email received from Harry Kettmann, Urban Forestry November 23, 2023)." It appears the developer’s convenience and costs are being given priority over adverse impacts upon neighbouring strata units and the neighbourhood itself when it comes to maintaining or removing trees; why is this the case? What, if any, alternate approaches to removing the existing parkade has Greystar explored? What alternative approaches could the City of Vancouver require the developer take? on Facebook Share Will City staff recommend that Vancouver City Council require the developer to remove the existing parkade in a manner that does NOT result in the removal of trees #511, #512, #513 and #514? We note, on page 16 of the "1770 W 12th Ave- Rezoning Booklet", a statement that "…Tree Removal Urban Forestry approved the removal of trees #511, #512, #513, #514 as noted in the arborist report as they would conflict with the removal of the existing parkade (email received from Harry Kettmann, Urban Forestry November 23, 2023)." It appears the developer’s convenience and costs are being given priority over adverse impacts upon neighbouring strata units and the neighbourhood itself when it comes to maintaining or removing trees; why is this the case? What, if any, alternate approaches to removing the existing parkade has Greystar explored? What alternative approaches could the City of Vancouver require the developer take? on Twitter Share Will City staff recommend that Vancouver City Council require the developer to remove the existing parkade in a manner that does NOT result in the removal of trees #511, #512, #513 and #514? We note, on page 16 of the "1770 W 12th Ave- Rezoning Booklet", a statement that "…Tree Removal Urban Forestry approved the removal of trees #511, #512, #513, #514 as noted in the arborist report as they would conflict with the removal of the existing parkade (email received from Harry Kettmann, Urban Forestry November 23, 2023)." It appears the developer’s convenience and costs are being given priority over adverse impacts upon neighbouring strata units and the neighbourhood itself when it comes to maintaining or removing trees; why is this the case? What, if any, alternate approaches to removing the existing parkade has Greystar explored? What alternative approaches could the City of Vancouver require the developer take? on Linkedin Email Will City staff recommend that Vancouver City Council require the developer to remove the existing parkade in a manner that does NOT result in the removal of trees #511, #512, #513 and #514? We note, on page 16 of the "1770 W 12th Ave- Rezoning Booklet", a statement that "…Tree Removal Urban Forestry approved the removal of trees #511, #512, #513, #514 as noted in the arborist report as they would conflict with the removal of the existing parkade (email received from Harry Kettmann, Urban Forestry November 23, 2023)." It appears the developer’s convenience and costs are being given priority over adverse impacts upon neighbouring strata units and the neighbourhood itself when it comes to maintaining or removing trees; why is this the case? What, if any, alternate approaches to removing the existing parkade has Greystar explored? What alternative approaches could the City of Vancouver require the developer take? link

    Will City staff recommend that Vancouver City Council require the developer to remove the existing parkade in a manner that does NOT result in the removal of trees #511, #512, #513 and #514? We note, on page 16 of the "1770 W 12th Ave- Rezoning Booklet", a statement that "…Tree Removal Urban Forestry approved the removal of trees #511, #512, #513, #514 as noted in the arborist report as they would conflict with the removal of the existing parkade (email received from Harry Kettmann, Urban Forestry November 23, 2023)." It appears the developer’s convenience and costs are being given priority over adverse impacts upon neighbouring strata units and the neighbourhood itself when it comes to maintaining or removing trees; why is this the case? What, if any, alternate approaches to removing the existing parkade has Greystar explored? What alternative approaches could the City of Vancouver require the developer take?

    SheD asked 5 months ago

    This design team always looks to opportunities for the adaptive reuse of existing structures and building components. After an initial assessment it became clear however that reusing the existing parkade at 1770 W 12th would not be feasible. This is an aging structure under a low-rise structure. It neither has the load bearing capability to support a new higher density tower above nor the capacity to deliver reasonable parking volumes for the anticipated increase in number of rental units on site (even at reduced parking ratios consistent with a transit-supported neighborhood). The arborist report commissioned to assess current vegetation determined that removal of the existing parkade - by any means or methodology – would result in the loss of the existing trees #511, #512, #513 and #514.

  • Share a) As the proposed tower floorplate of 7,037.9 sq. ft. exceeds the 6,500 sq. ft. maximum recommended by the Broadway Plan, will City staff commit to recommending to Vancouver City Council that the City honour the 6,500 square feet maximum, as outlined in section 11.4.11 of the Broadway Plan? on Facebook Share a) As the proposed tower floorplate of 7,037.9 sq. ft. exceeds the 6,500 sq. ft. maximum recommended by the Broadway Plan, will City staff commit to recommending to Vancouver City Council that the City honour the 6,500 square feet maximum, as outlined in section 11.4.11 of the Broadway Plan? on Twitter Share a) As the proposed tower floorplate of 7,037.9 sq. ft. exceeds the 6,500 sq. ft. maximum recommended by the Broadway Plan, will City staff commit to recommending to Vancouver City Council that the City honour the 6,500 square feet maximum, as outlined in section 11.4.11 of the Broadway Plan? on Linkedin Email a) As the proposed tower floorplate of 7,037.9 sq. ft. exceeds the 6,500 sq. ft. maximum recommended by the Broadway Plan, will City staff commit to recommending to Vancouver City Council that the City honour the 6,500 square feet maximum, as outlined in section 11.4.11 of the Broadway Plan? link

    a) As the proposed tower floorplate of 7,037.9 sq. ft. exceeds the 6,500 sq. ft. maximum recommended by the Broadway Plan, will City staff commit to recommending to Vancouver City Council that the City honour the 6,500 square feet maximum, as outlined in section 11.4.11 of the Broadway Plan?

    SheD asked 5 months ago

    Staff are currently reviewing the application relative to the Broadway Plan and will have a final recommendation to Council at the end of the rezoning process.  Thank you for noting the floor plate size, your comment will be taken into consideration.

Page last updated: 10 Jul 2024, 09:15 AM