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270 E 13th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from RM-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey mixed-use building and includes:

  • 167 secured rental units with 20% of the floor area secured for below market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.8; and
  • A building height of 62 m (203 ft.) with additional height for rooftop amenity space.

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-4 (Residential) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 20-storey mixed-use building and includes:

  • 167 secured rental units with 20% of the floor area secured for below market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.8; and
  • A building height of 62 m (203 ft.) with additional height for rooftop amenity space.

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 April 17 to April 30, 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 Will the applicant pay for new sewage lines? The existing ones are old and not suitable for 167+ new residents. on Facebook Share Will the applicant pay for new sewage lines? The existing ones are old and not suitable for 167+ new residents. on Twitter Share Will the applicant pay for new sewage lines? The existing ones are old and not suitable for 167+ new residents. on Linkedin Email Will the applicant pay for new sewage lines? The existing ones are old and not suitable for 167+ new residents. link

    Will the applicant pay for new sewage lines? The existing ones are old and not suitable for 167+ new residents.

    barker asked 7 months ago

    As part of the Rezoning application process, a review of the existing sewer capacity and network will be completed to determine if upgrades are required. If upgrades are deemed necessary, the scope and extent of this will need to be further defined prior to confirming sources of funding.

    Generally, developers are responsible for funding upgrades on their own site, and off-site when their need is triggered as a result of the proposed redevelopment. We also have a Latecomer Policy in effect; the details of which may apply depending again on the scope and extent of upgrading where warranted.

  • Share In this rendering, it seems there is no parking on one side of the street. Will street parking rules be changed to accommodate higher traffic that new developments will cause? I realize the Broadway Plan does not require buildings to provide adequate underground parking, but I would urge the City to reconsider and create more underground parking and more space for bikes and pedestrians on street level with wider sidewalks, more seating, and more pick-up/drop-off areas. Other high-density cities in the world are still struggling with parking even with metros/subways. New developments give us an opportunity to learn from their mistakes and make city life more sustainable. Also, we need more 2 and 3-bedroom apartments. Families move out of this area because they cannot find affordable housing. on Facebook Share In this rendering, it seems there is no parking on one side of the street. Will street parking rules be changed to accommodate higher traffic that new developments will cause? I realize the Broadway Plan does not require buildings to provide adequate underground parking, but I would urge the City to reconsider and create more underground parking and more space for bikes and pedestrians on street level with wider sidewalks, more seating, and more pick-up/drop-off areas. Other high-density cities in the world are still struggling with parking even with metros/subways. New developments give us an opportunity to learn from their mistakes and make city life more sustainable. Also, we need more 2 and 3-bedroom apartments. Families move out of this area because they cannot find affordable housing. on Twitter Share In this rendering, it seems there is no parking on one side of the street. Will street parking rules be changed to accommodate higher traffic that new developments will cause? I realize the Broadway Plan does not require buildings to provide adequate underground parking, but I would urge the City to reconsider and create more underground parking and more space for bikes and pedestrians on street level with wider sidewalks, more seating, and more pick-up/drop-off areas. Other high-density cities in the world are still struggling with parking even with metros/subways. New developments give us an opportunity to learn from their mistakes and make city life more sustainable. Also, we need more 2 and 3-bedroom apartments. Families move out of this area because they cannot find affordable housing. on Linkedin Email In this rendering, it seems there is no parking on one side of the street. Will street parking rules be changed to accommodate higher traffic that new developments will cause? I realize the Broadway Plan does not require buildings to provide adequate underground parking, but I would urge the City to reconsider and create more underground parking and more space for bikes and pedestrians on street level with wider sidewalks, more seating, and more pick-up/drop-off areas. Other high-density cities in the world are still struggling with parking even with metros/subways. New developments give us an opportunity to learn from their mistakes and make city life more sustainable. Also, we need more 2 and 3-bedroom apartments. Families move out of this area because they cannot find affordable housing. link

    In this rendering, it seems there is no parking on one side of the street. Will street parking rules be changed to accommodate higher traffic that new developments will cause? I realize the Broadway Plan does not require buildings to provide adequate underground parking, but I would urge the City to reconsider and create more underground parking and more space for bikes and pedestrians on street level with wider sidewalks, more seating, and more pick-up/drop-off areas. Other high-density cities in the world are still struggling with parking even with metros/subways. New developments give us an opportunity to learn from their mistakes and make city life more sustainable. Also, we need more 2 and 3-bedroom apartments. Families move out of this area because they cannot find affordable housing.

    inzi asked 7 months ago

    Curbside regulations will be reviewed and updates implemented in advance of building occupancy to ensure appropriate availability of curbside parking. Changes to permit parking may be requested by contacting 3-1-1 or through the City’s website for staff review (https://vancouver.ca/streets-transportation/permit-zone-request.aspx).

  • Share how is this going to affect traffic in a traffic calmed neighbourhood? Does this mean the disappearance of the treasured community space in front of JJ Bean? on Facebook Share how is this going to affect traffic in a traffic calmed neighbourhood? Does this mean the disappearance of the treasured community space in front of JJ Bean? on Twitter Share how is this going to affect traffic in a traffic calmed neighbourhood? Does this mean the disappearance of the treasured community space in front of JJ Bean? on Linkedin Email how is this going to affect traffic in a traffic calmed neighbourhood? Does this mean the disappearance of the treasured community space in front of JJ Bean? link

    how is this going to affect traffic in a traffic calmed neighbourhood? Does this mean the disappearance of the treasured community space in front of JJ Bean?

    Jasminder asked 7 months ago

    The Broadway Plan (14.7.3 & 14.7.7) includes policies for traffic-calming infrastructure to reduce vehicle speeds and shortcutting as well as reduced parking minimums within the Broadway Plan area through Transportation Demand Management measures, in alignment with the Climate Emergency Action Plan. Staff will be reviewing the application details, in addition to the Transportation Assessment and Management Study provided by the applicant. Any off-site improvements, if needed, will be recommended through rezoning conditions, following staff analysis. The community space in front of JJ Bean will remain and is not impacted by this rezoning project. 

  • Share How do I get a copy of the rezoning booklet on Facebook Share How do I get a copy of the rezoning booklet on Twitter Share How do I get a copy of the rezoning booklet on Linkedin Email How do I get a copy of the rezoning booklet link

    How do I get a copy of the rezoning booklet

    James Hutchinson asked 7 months ago

    A rezoning booklet can be downloaded here: https://rezoning.vancouver.ca/applications/270-e-13th-ave/application-booklet.pdf

  • Share Many seniors live at Cavell Gardens on Sophia just across the street from this rezoning. How are emergency vehicles, like ambulances, going to access this senior housing centre? This is an almost daily occurrence and lives can and will be lost if ambulances are impeded. If this rezoning application is approved, and other nearby tower sites are approved, then there will be a constant queue of dump trucks, cement trucks and other construction vehicles. The other nearby sites are 215-229 East 13th Avenue, 254 East 12th Avenue and 2950 Prince Edward Street. Could all street access be severely impeded with so many towers being built at the same time? on Facebook Share Many seniors live at Cavell Gardens on Sophia just across the street from this rezoning. How are emergency vehicles, like ambulances, going to access this senior housing centre? This is an almost daily occurrence and lives can and will be lost if ambulances are impeded. If this rezoning application is approved, and other nearby tower sites are approved, then there will be a constant queue of dump trucks, cement trucks and other construction vehicles. The other nearby sites are 215-229 East 13th Avenue, 254 East 12th Avenue and 2950 Prince Edward Street. Could all street access be severely impeded with so many towers being built at the same time? on Twitter Share Many seniors live at Cavell Gardens on Sophia just across the street from this rezoning. How are emergency vehicles, like ambulances, going to access this senior housing centre? This is an almost daily occurrence and lives can and will be lost if ambulances are impeded. If this rezoning application is approved, and other nearby tower sites are approved, then there will be a constant queue of dump trucks, cement trucks and other construction vehicles. The other nearby sites are 215-229 East 13th Avenue, 254 East 12th Avenue and 2950 Prince Edward Street. Could all street access be severely impeded with so many towers being built at the same time? on Linkedin Email Many seniors live at Cavell Gardens on Sophia just across the street from this rezoning. How are emergency vehicles, like ambulances, going to access this senior housing centre? This is an almost daily occurrence and lives can and will be lost if ambulances are impeded. If this rezoning application is approved, and other nearby tower sites are approved, then there will be a constant queue of dump trucks, cement trucks and other construction vehicles. The other nearby sites are 215-229 East 13th Avenue, 254 East 12th Avenue and 2950 Prince Edward Street. Could all street access be severely impeded with so many towers being built at the same time? link

    Many seniors live at Cavell Gardens on Sophia just across the street from this rezoning. How are emergency vehicles, like ambulances, going to access this senior housing centre? This is an almost daily occurrence and lives can and will be lost if ambulances are impeded. If this rezoning application is approved, and other nearby tower sites are approved, then there will be a constant queue of dump trucks, cement trucks and other construction vehicles. The other nearby sites are 215-229 East 13th Avenue, 254 East 12th Avenue and 2950 Prince Edward Street. Could all street access be severely impeded with so many towers being built at the same time?

    MarxistAwakening asked 7 months ago

    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. Traffic management plans are reviewed closely by Engineering staff to ensure there are safe vehicular, cycling, and pedestrian provisions during construction to provide access for the local residents and businesses. 

  • Share Is the building not too close to the house on the west side and is the entrance to the parking not too close to the narrow lane? Is this building following the rules for setbacks? on Facebook Share Is the building not too close to the house on the west side and is the entrance to the parking not too close to the narrow lane? Is this building following the rules for setbacks? on Twitter Share Is the building not too close to the house on the west side and is the entrance to the parking not too close to the narrow lane? Is this building following the rules for setbacks? on Linkedin Email Is the building not too close to the house on the west side and is the entrance to the parking not too close to the narrow lane? Is this building following the rules for setbacks? link

    Is the building not too close to the house on the west side and is the entrance to the parking not too close to the narrow lane? Is this building following the rules for setbacks?

    inzi asked 7 months ago

    The development must comply with the specified setbacks in the Zoning and Development By-law and the Broadway Plan. As per 11.4.9 of the Plan, the required side yard setback for the podium should be a minimum of 8 ft. Staff will assess the west side yard as part of our review.

  • Share Is there an added en-suite washer-and-dryer or dishwasher? Will there be additional parking per suite? Like a basement parking? on Facebook Share Is there an added en-suite washer-and-dryer or dishwasher? Will there be additional parking per suite? Like a basement parking? on Twitter Share Is there an added en-suite washer-and-dryer or dishwasher? Will there be additional parking per suite? Like a basement parking? on Linkedin Email Is there an added en-suite washer-and-dryer or dishwasher? Will there be additional parking per suite? Like a basement parking? link

    Is there an added en-suite washer-and-dryer or dishwasher? Will there be additional parking per suite? Like a basement parking?

    7 months ago

    The suites show washer-and-dryer in the floorplans. However, this is not an aspect staff review for as part of the rezoning process. Additional details will be determined further along in the approval process. 

    The proposal includes an underground parkade but the exact number of parking spaces is not determined as part of the rezoning process. Staff will review the proposal to ensure compliance with the Vancouver Parking By-law. There are several paths for the applicant to comply, all of which will be reviewed for at the development permit stage.  

  • Share It is extremely easy for people in the neighborhood to walk to Main Street or Kingsway for commercial business access. Why add commercial space on the ground floor of this building when there is already an abundance of commercial business access literally surrounding this residential block. Wouldn't it be better just to maximize residential units? on Facebook Share It is extremely easy for people in the neighborhood to walk to Main Street or Kingsway for commercial business access. Why add commercial space on the ground floor of this building when there is already an abundance of commercial business access literally surrounding this residential block. Wouldn't it be better just to maximize residential units? on Twitter Share It is extremely easy for people in the neighborhood to walk to Main Street or Kingsway for commercial business access. Why add commercial space on the ground floor of this building when there is already an abundance of commercial business access literally surrounding this residential block. Wouldn't it be better just to maximize residential units? on Linkedin Email It is extremely easy for people in the neighborhood to walk to Main Street or Kingsway for commercial business access. Why add commercial space on the ground floor of this building when there is already an abundance of commercial business access literally surrounding this residential block. Wouldn't it be better just to maximize residential units? link

    It is extremely easy for people in the neighborhood to walk to Main Street or Kingsway for commercial business access. Why add commercial space on the ground floor of this building when there is already an abundance of commercial business access literally surrounding this residential block. Wouldn't it be better just to maximize residential units?

    Derek K asked 7 months ago

    The city’s land use is a major determinant of proximity to daily needs for workers and residents. Locating more shops and services within primarily residential areas that currently lack these amenities will help reduce the need for longer trips and create more walkable, complete neighbourhoods.

    270 E 13th Ave is identified in the Broadway Plan as a priority location for new neighbourhood retail and services for daily needs (e.g. businesses like cafés, small restaurants, local grocery stores, pharmacies and bakeries). Policy 13.2.2 of the Plan seeks to prioritize delivery of new local-serving retail/service uses in these priority locations, particularly in close proximity to existing and future greenways.

    The ground-level commercial space proposed at 270 E 13th Ave will make up ~4% of the total floor area, with the remainder being residential use.
Page last updated: 01 May 2024, 08:57 AM