10 E 11th 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 16-storey mixed-use rental building with a 4-storey podium and includes:

  • 115 units with 20% of the floor area for below-market units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.8; and
  • A building height of 43.8 m (144 ft.).

This application is being considered under the Broadway Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

Application drawings and statistics 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 16-storey mixed-use rental building with a 4-storey podium and includes:

  • 115 units with 20% of the floor area for below-market units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.8; and
  • A building height of 43.8 m (144 ft.).

This application is being considered under the Broadway Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

Application drawings and statistics 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 May 7-20, 2025. 

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 Oh yes, forgot to ask, why does this proposal have ZERO one bedroom units? ZERO. How does that make any sense? The existing building is majority one bedroom suites, which complicates the situation existing tenants getting " right of first refusal" in the new building. "Studio" apartments are likely going to be offered to existing tenants who choose to come back to the,building. How is that fair? Does it comply with the enhanced tenant protections currently in place? ZERO one bedroom units in a 16 storey building? Seems done on purpose. on Facebook Share Oh yes, forgot to ask, why does this proposal have ZERO one bedroom units? ZERO. How does that make any sense? The existing building is majority one bedroom suites, which complicates the situation existing tenants getting " right of first refusal" in the new building. "Studio" apartments are likely going to be offered to existing tenants who choose to come back to the,building. How is that fair? Does it comply with the enhanced tenant protections currently in place? ZERO one bedroom units in a 16 storey building? Seems done on purpose. on Twitter Share Oh yes, forgot to ask, why does this proposal have ZERO one bedroom units? ZERO. How does that make any sense? The existing building is majority one bedroom suites, which complicates the situation existing tenants getting " right of first refusal" in the new building. "Studio" apartments are likely going to be offered to existing tenants who choose to come back to the,building. How is that fair? Does it comply with the enhanced tenant protections currently in place? ZERO one bedroom units in a 16 storey building? Seems done on purpose. on Linkedin Email Oh yes, forgot to ask, why does this proposal have ZERO one bedroom units? ZERO. How does that make any sense? The existing building is majority one bedroom suites, which complicates the situation existing tenants getting " right of first refusal" in the new building. "Studio" apartments are likely going to be offered to existing tenants who choose to come back to the,building. How is that fair? Does it comply with the enhanced tenant protections currently in place? ZERO one bedroom units in a 16 storey building? Seems done on purpose. link

    Oh yes, forgot to ask, why does this proposal have ZERO one bedroom units? ZERO. How does that make any sense? The existing building is majority one bedroom suites, which complicates the situation existing tenants getting " right of first refusal" in the new building. "Studio" apartments are likely going to be offered to existing tenants who choose to come back to the,building. How is that fair? Does it comply with the enhanced tenant protections currently in place? ZERO one bedroom units in a 16 storey building? Seems done on purpose.

    mhanafin asked 28 days ago

    Thank you for the question. As part of the application review process, staff will be reviewing the proposed unit mix in the new building and the unit types in the existing building. If there are potential gaps in the applicant addressing their right of first refusal obligations under the City’s Tenant Relocation and Protection (TRP) Policy, staff will work with the applicant to ensure eligible tenants are offered a new below-market rental unit appropriate to their household as per the City’s TRP Policy. Therefore, there will need to be enough one-bedroom units to accommodate returning tenants. Such requirements would be a condition of rezoning to be incorporated at the development permit stage.

  • Share Why is it that when the original rezoning application was noted as non-compliant with the Broadway Plan (as it existed at the time) and this was,raised during a conference call involving tenants and the city, no one could give a straight answer as to why the proposal wasn't being shut down? Did the applicant get any advice that it wouldnt be a problem? Or that the Broadway Plan rules would be changed to make this application compliant? Will planning staff be "just taking the applicants word for it" on the renderings which make it look like there's next to nothing in the neighbourhood except little white boxes? Is the health of the nearby trees being considered? The removal of sunshine from the the people living across the street in 11 East 11th? Has anyone from planning really looked at the neighbourhood? on Facebook Share Why is it that when the original rezoning application was noted as non-compliant with the Broadway Plan (as it existed at the time) and this was,raised during a conference call involving tenants and the city, no one could give a straight answer as to why the proposal wasn't being shut down? Did the applicant get any advice that it wouldnt be a problem? Or that the Broadway Plan rules would be changed to make this application compliant? Will planning staff be "just taking the applicants word for it" on the renderings which make it look like there's next to nothing in the neighbourhood except little white boxes? Is the health of the nearby trees being considered? The removal of sunshine from the the people living across the street in 11 East 11th? Has anyone from planning really looked at the neighbourhood? on Twitter Share Why is it that when the original rezoning application was noted as non-compliant with the Broadway Plan (as it existed at the time) and this was,raised during a conference call involving tenants and the city, no one could give a straight answer as to why the proposal wasn't being shut down? Did the applicant get any advice that it wouldnt be a problem? Or that the Broadway Plan rules would be changed to make this application compliant? Will planning staff be "just taking the applicants word for it" on the renderings which make it look like there's next to nothing in the neighbourhood except little white boxes? Is the health of the nearby trees being considered? The removal of sunshine from the the people living across the street in 11 East 11th? Has anyone from planning really looked at the neighbourhood? on Linkedin Email Why is it that when the original rezoning application was noted as non-compliant with the Broadway Plan (as it existed at the time) and this was,raised during a conference call involving tenants and the city, no one could give a straight answer as to why the proposal wasn't being shut down? Did the applicant get any advice that it wouldnt be a problem? Or that the Broadway Plan rules would be changed to make this application compliant? Will planning staff be "just taking the applicants word for it" on the renderings which make it look like there's next to nothing in the neighbourhood except little white boxes? Is the health of the nearby trees being considered? The removal of sunshine from the the people living across the street in 11 East 11th? Has anyone from planning really looked at the neighbourhood? link

    Why is it that when the original rezoning application was noted as non-compliant with the Broadway Plan (as it existed at the time) and this was,raised during a conference call involving tenants and the city, no one could give a straight answer as to why the proposal wasn't being shut down? Did the applicant get any advice that it wouldnt be a problem? Or that the Broadway Plan rules would be changed to make this application compliant? Will planning staff be "just taking the applicants word for it" on the renderings which make it look like there's next to nothing in the neighbourhood except little white boxes? Is the health of the nearby trees being considered? The removal of sunshine from the the people living across the street in 11 East 11th? Has anyone from planning really looked at the neighbourhood?

    mhanafin asked 28 days ago

    Thanks for the question. City staff have been actively working with the applicant to resolve the identified areas of noncompliance, which have been addressed in the revised proposal.

    The application is currently under review by various City departments. This review includes an evaluation of the proposal’s design, potential neighbourhood impacts, and tree preservation measures.

  • Share What is the reasoning behind the intentional exclusion of one-bedroom suites in the proposed development? Is this intended to discourage current one-bedroom tenants from exercising their right of first refusal? on Facebook Share What is the reasoning behind the intentional exclusion of one-bedroom suites in the proposed development? Is this intended to discourage current one-bedroom tenants from exercising their right of first refusal? on Twitter Share What is the reasoning behind the intentional exclusion of one-bedroom suites in the proposed development? Is this intended to discourage current one-bedroom tenants from exercising their right of first refusal? on Linkedin Email What is the reasoning behind the intentional exclusion of one-bedroom suites in the proposed development? Is this intended to discourage current one-bedroom tenants from exercising their right of first refusal? link

    What is the reasoning behind the intentional exclusion of one-bedroom suites in the proposed development? Is this intended to discourage current one-bedroom tenants from exercising their right of first refusal?

    wardens_cellist0x asked about 1 month ago

    Thank you for the question. As part of the application review process, staff will be reviewing the proposed unit mix in the new building and the unit types in the existing building. If there are potential gaps in the applicant addressing their right of first refusal obligations under the City’s Tenant Relocation and Protection (TRP) Policy, staff will work with the applicant to ensure eligible tenants are offered a new below-market rental unit appropriate to their household as per the City’s TRP Policy.

  • Share The posted fly-through video with this application doesn't include the two tower rezoning proposal on the other side of the block. Will there be a revised video that includes nearby rezoning proposals? on Facebook Share The posted fly-through video with this application doesn't include the two tower rezoning proposal on the other side of the block. Will there be a revised video that includes nearby rezoning proposals? on Twitter Share The posted fly-through video with this application doesn't include the two tower rezoning proposal on the other side of the block. Will there be a revised video that includes nearby rezoning proposals? on Linkedin Email The posted fly-through video with this application doesn't include the two tower rezoning proposal on the other side of the block. Will there be a revised video that includes nearby rezoning proposals? link

    The posted fly-through video with this application doesn't include the two tower rezoning proposal on the other side of the block. Will there be a revised video that includes nearby rezoning proposals?

    redpanda asked about 1 month ago

    Thank you for your inquiry. The fly-through video has been created to illustrate the proposal within the context of the existing neighborhood. Since the other application is still under review, it would be premature to speculate on its final form or approval.

  • Share To understand affordability could you provide the following; Existing building Number of studio, 1 bed, 2 bed units and associated average monthly rent for each. Proposed building Planned monthly average rent for the studio and 1, 2 and 3 bedroom units? on Facebook Share To understand affordability could you provide the following; Existing building Number of studio, 1 bed, 2 bed units and associated average monthly rent for each. Proposed building Planned monthly average rent for the studio and 1, 2 and 3 bedroom units? on Twitter Share To understand affordability could you provide the following; Existing building Number of studio, 1 bed, 2 bed units and associated average monthly rent for each. Proposed building Planned monthly average rent for the studio and 1, 2 and 3 bedroom units? on Linkedin Email To understand affordability could you provide the following; Existing building Number of studio, 1 bed, 2 bed units and associated average monthly rent for each. Proposed building Planned monthly average rent for the studio and 1, 2 and 3 bedroom units? link

    To understand affordability could you provide the following; Existing building Number of studio, 1 bed, 2 bed units and associated average monthly rent for each. Proposed building Planned monthly average rent for the studio and 1, 2 and 3 bedroom units?

    Mt Pleasant Resident asked about 1 month ago

    Thank you for your question. At this time, we do not have information regarding the unit mix or rental rates for the 20 units in the existing building.

    For the proposed development, a rental unit composition of 80% market-rate and 20% below-market units will be required. Market rental rates will be determined by the owner based on prevailing market conditions at the time of occupancy. Below-market units will be priced at a 20% discount to the average CMHC city-wide rents (please refer to Table 6 below). These below-market rental rates will be adjusted in accordance with the discount applied to CMHC rents at the time of occupancy.

Page last updated: 21 May 2025, 10:33 AM