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254 E 12th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-4N (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of an 17-storey mixed-use rental building with a three-storey podium and includes:

  • 146 units with 20% of the floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.79; and
  • A building height of 55.2 m (181 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-4N (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of an 17-storey mixed-use rental building with a three-storey podium and includes:

  • 146 units with 20% of the floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.79; and
  • A building height of 55.2 m (181 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 from October 2 to October 15, 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 Given this site is slated to be built on Brewery Creek, next to the former dumping site of a tannery, what environmental remediation will you to do to determine this site is not backfilled with garbage, so as to not be contaminated by the tannery? on Facebook Share Given this site is slated to be built on Brewery Creek, next to the former dumping site of a tannery, what environmental remediation will you to do to determine this site is not backfilled with garbage, so as to not be contaminated by the tannery? on Twitter Share Given this site is slated to be built on Brewery Creek, next to the former dumping site of a tannery, what environmental remediation will you to do to determine this site is not backfilled with garbage, so as to not be contaminated by the tannery? on Linkedin Email Given this site is slated to be built on Brewery Creek, next to the former dumping site of a tannery, what environmental remediation will you to do to determine this site is not backfilled with garbage, so as to not be contaminated by the tannery? link

    Given this site is slated to be built on Brewery Creek, next to the former dumping site of a tannery, what environmental remediation will you to do to determine this site is not backfilled with garbage, so as to not be contaminated by the tannery?

    Sara G asked about 1 month ago

    Thank you for your question. The applicant has submitted a Site Disclosure Statement (SDS) which is a Provincial requirement for applicants to disclose all previous land use activities and to identify any contamination risks. The Province will review the SDS and determine whether remediation is required.

  • Share Given that this block of East 12th Ave is the primary route for the hospital’s emergency vehicles, what impact will the building and its parking have on emergency vehicle use, and traffic, in general. on Facebook Share Given that this block of East 12th Ave is the primary route for the hospital’s emergency vehicles, what impact will the building and its parking have on emergency vehicle use, and traffic, in general. on Twitter Share Given that this block of East 12th Ave is the primary route for the hospital’s emergency vehicles, what impact will the building and its parking have on emergency vehicle use, and traffic, in general. on Linkedin Email Given that this block of East 12th Ave is the primary route for the hospital’s emergency vehicles, what impact will the building and its parking have on emergency vehicle use, and traffic, in general. link

    Given that this block of East 12th Ave is the primary route for the hospital’s emergency vehicles, what impact will the building and its parking have on emergency vehicle use, and traffic, in general.

    Sara G asked about 1 month ago

    Thank you for your question. The applicant is required to submit a Traffic Demand Management (TDM) Plan which as a set of strategies aimed at maximizing the utility of sustainable transportation choices. The goal of the Broadway Plan is to enable high density projects that reduce the amount of vehicle trips. This can be achieved with the delivery of the Broadway subway. Additionally, all vehicular traffic entering and exiting the site will be from the rear lane so no left or right turns into/out of the site can be made from E 12th Avenue. This restriction will allow traffic flow to continue in its current form.

  • Share To an earlier question you responded: “The main changed proposed for this area is the tower allowance. As this proposal is located within the Tier 2 TOA, the number of towers per block is proposed to be removed.” How many towers would be possible on this block between Sofia, Main, 12th and 13th if these amendments are passed? Have you considered the cumulative impacts of other nearby towers such as 215-229 East 13th and 270 East 13th on the area? on Facebook Share To an earlier question you responded: “The main changed proposed for this area is the tower allowance. As this proposal is located within the Tier 2 TOA, the number of towers per block is proposed to be removed.” How many towers would be possible on this block between Sofia, Main, 12th and 13th if these amendments are passed? Have you considered the cumulative impacts of other nearby towers such as 215-229 East 13th and 270 East 13th on the area? on Twitter Share To an earlier question you responded: “The main changed proposed for this area is the tower allowance. As this proposal is located within the Tier 2 TOA, the number of towers per block is proposed to be removed.” How many towers would be possible on this block between Sofia, Main, 12th and 13th if these amendments are passed? Have you considered the cumulative impacts of other nearby towers such as 215-229 East 13th and 270 East 13th on the area? on Linkedin Email To an earlier question you responded: “The main changed proposed for this area is the tower allowance. As this proposal is located within the Tier 2 TOA, the number of towers per block is proposed to be removed.” How many towers would be possible on this block between Sofia, Main, 12th and 13th if these amendments are passed? Have you considered the cumulative impacts of other nearby towers such as 215-229 East 13th and 270 East 13th on the area? link

    To an earlier question you responded: “The main changed proposed for this area is the tower allowance. As this proposal is located within the Tier 2 TOA, the number of towers per block is proposed to be removed.” How many towers would be possible on this block between Sofia, Main, 12th and 13th if these amendments are passed? Have you considered the cumulative impacts of other nearby towers such as 215-229 East 13th and 270 East 13th on the area?

    MarxistAwakening asked about 1 month ago

    Thank you for your question. Tower proposals will still need to demonstrate an 80 ft. tower separation. This requirement applies to both existing and future structures over 4 storeys. The tower separation requirement is a policy tool that aims to improve livability and reduce over-built conditions within the area.

  • Share Are any changes coming to this site or block as part of the Broadway Plan amendments? When are staff contemplating releasing the draft Broadway Plan amendments document? on Facebook Share Are any changes coming to this site or block as part of the Broadway Plan amendments? When are staff contemplating releasing the draft Broadway Plan amendments document? on Twitter Share Are any changes coming to this site or block as part of the Broadway Plan amendments? When are staff contemplating releasing the draft Broadway Plan amendments document? on Linkedin Email Are any changes coming to this site or block as part of the Broadway Plan amendments? When are staff contemplating releasing the draft Broadway Plan amendments document? link

    Are any changes coming to this site or block as part of the Broadway Plan amendments? When are staff contemplating releasing the draft Broadway Plan amendments document?

    MarxistAwakening asked about 1 month ago

    Thank you for your questions. The main changed proposed for this area is the tower allowance. As this proposal is located within the Tier 2 TOA, the number of towers per block is proposed to be removed. Staff are due to report back on this change and the other Broadway Plan amendments sometime in November. To stay up to date, please review the Shape Your City page. The public engagement period for the Broadway Plan changes has now closed but the overall SYC page will be updated to inform the public when the report will be made available. https://www.shapeyourcity.ca/broadway-plan 

    https://syc.vancouver.ca/projects/broadway-plan/broadway-plan-amendments-engagement-boards-web.pdf
    https://syc.vancouver.ca/projects/broadway-plan/broadway-plan-amendments-engagement-boards-web.pdf

  • Share What guarantees do you have that City Council won't revoke the so-called "enhanced tenant protections" in November as part of the Broadway Plan amendments? on Facebook Share What guarantees do you have that City Council won't revoke the so-called "enhanced tenant protections" in November as part of the Broadway Plan amendments? on Twitter Share What guarantees do you have that City Council won't revoke the so-called "enhanced tenant protections" in November as part of the Broadway Plan amendments? on Linkedin Email What guarantees do you have that City Council won't revoke the so-called "enhanced tenant protections" in November as part of the Broadway Plan amendments? link

    What guarantees do you have that City Council won't revoke the so-called "enhanced tenant protections" in November as part of the Broadway Plan amendments?

    MarxistAwakening asked about 2 months ago

    At this time, Staff have not received direction from Council to amend or revoke the Broadway Plan’s enhanced tenant protections. The enhanced tenant protections will continue to apply to those eligible.

  • Share Why would the city allow good existing rental apartment buildings at mostly affordable rents to be torn down and displace tenants and put up a hi rise rental building at exorbitant market rents approaching $4 per sf. ?? What safeguards will be taken to reduce construction noise for the existing seniors building next door. This will cause a great amount of stress to these individuals. Will tenants evicted from the existing apartment building be guaranteed a relocation at the same rents in the same neighborhood or can they be placed anywhere the developer chooses? How long will it take to build this project? on Facebook Share Why would the city allow good existing rental apartment buildings at mostly affordable rents to be torn down and displace tenants and put up a hi rise rental building at exorbitant market rents approaching $4 per sf. ?? What safeguards will be taken to reduce construction noise for the existing seniors building next door. This will cause a great amount of stress to these individuals. Will tenants evicted from the existing apartment building be guaranteed a relocation at the same rents in the same neighborhood or can they be placed anywhere the developer chooses? How long will it take to build this project? on Twitter Share Why would the city allow good existing rental apartment buildings at mostly affordable rents to be torn down and displace tenants and put up a hi rise rental building at exorbitant market rents approaching $4 per sf. ?? What safeguards will be taken to reduce construction noise for the existing seniors building next door. This will cause a great amount of stress to these individuals. Will tenants evicted from the existing apartment building be guaranteed a relocation at the same rents in the same neighborhood or can they be placed anywhere the developer chooses? How long will it take to build this project? on Linkedin Email Why would the city allow good existing rental apartment buildings at mostly affordable rents to be torn down and displace tenants and put up a hi rise rental building at exorbitant market rents approaching $4 per sf. ?? What safeguards will be taken to reduce construction noise for the existing seniors building next door. This will cause a great amount of stress to these individuals. Will tenants evicted from the existing apartment building be guaranteed a relocation at the same rents in the same neighborhood or can they be placed anywhere the developer chooses? How long will it take to build this project? link

    Why would the city allow good existing rental apartment buildings at mostly affordable rents to be torn down and displace tenants and put up a hi rise rental building at exorbitant market rents approaching $4 per sf. ?? What safeguards will be taken to reduce construction noise for the existing seniors building next door. This will cause a great amount of stress to these individuals. Will tenants evicted from the existing apartment building be guaranteed a relocation at the same rents in the same neighborhood or can they be placed anywhere the developer chooses? How long will it take to build this project?

    Save Mount Pleasant asked about 2 months ago

    Thank you for the question. The Broadway Plan includes enhanced tenant protections and supports for renters in the plan area focused on choice for existing renters impacted by redevelopment to stay in their neighbourhoods. Eligible tenants within the building will have a few options:

     Right of first refusal for existing tenants to return to the new building at their current rent, or a 20% discount on city-wide average market rents, whichever is less

    • Tenants may choose to receive a temporary rent top-up equal to the difference between their current rent and rent in a new unit during construction of the new building
    • Returning tenants will return to new homes that are an appropriate size for their household


    In terms of tenants who choose first right of refusal and require relocation, the applicant must demonstrate to City Staff that at least 3 housing options have been provided to each eligible tenant that best meets the tenant’s identified needs and priorities (such as location, budget etc.), as detailed in the Tenant Needs Survey and follow up 1-1 conversations. Additionally, for low income tenants and tenants additional barriers to housing, the applicant must demonstrate that an affordable housing option has been secured for each tenant that meets their needs. City Staff place holds on Demolition Permit issuance until the applicant demonstrates that the TRPP requirements have been met. This means that City Staff would not issue the Demolition Permit until the applicant was able to demonstrate that at least 3 suitable housing options had been provided, or an affordable housing option secured, to each eligible tenant. 

     In terms of noise, the construction will be subject to the City’s Noise By-Law which regulates construction activity. The construction period is not known at this time, however, the average construction timeline for a tower is 16 months. 

Page last updated: 22 Oct 2024, 09:46 AM