1270-1290 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 19-storey mixed-use rental building and includes:

  • 155 units with 20% of the residential floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.80; and
  • A building height of 57.2 m (188 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.

Announcements

January 16, 2025

Revised shadow studies have been provided (link to new studies). They show the proposed building’s shadows cast at 10 am, noon, and 2 pm. The shadow studies previously shown in the Application Booklet (link) did not account for Day Light Savings time.


Public Hearing: Thursday, June 19, 2025 at 6:00 pm

These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.

Send your comments online

Request to speak

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office

453 West 12th Avenue, Third Floor

Vancouver, BC, V5Y 1V4

Requests to speak open at 8:30 am on Friday, June 6, 2025. You may also register in person at City Hall between 5:30 and 6:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.

Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Friday, June 6, 2025, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.

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 19-storey mixed-use rental building and includes:

  • 155 units with 20% of the residential floor area for below-market rental units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 6.80; and
  • A building height of 57.2 m (188 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.

Announcements

January 16, 2025

Revised shadow studies have been provided (link to new studies). They show the proposed building’s shadows cast at 10 am, noon, and 2 pm. The shadow studies previously shown in the Application Booklet (link) did not account for Day Light Savings time.


Public Hearing: Thursday, June 19, 2025 at 6:00 pm

These Public Hearings are to be convened by electronic means, with in-person attendance also available. You may participate in the Public Hearing either by speaking by phone or in person, or by submitting written comments that will be distributed to the Mayor and Councillors.

Send your comments online

Request to speak

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office

453 West 12th Avenue, Third Floor

Vancouver, BC, V5Y 1V4

Requests to speak open at 8:30 am on Friday, June 6, 2025. You may also register in person at City Hall between 5:30 and 6:00 pm on the day of the Public Hearing. All spoken and written comments will be publicly accessible on the City of Vancouver’s website with your full name attached.

Copies of the draft by-laws will be made available for in-person viewing from 8:30 am to 5:00 pm on weekdays at the City Clerk’s Office on the 3rd Floor of City Hall from Friday, June 6, 2025, and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Public Hearing will also be available at this location approximately two business days after the meeting.

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

The opportunity to ask questions through the Q&A is available from January 8, 2025 to January 21, 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 I live at 1316 West 11th Ave, directly across the street from the proposed site. There are already two rezonings on my block, at 1364 West 11th and 1365 West 12th, another one at 1245-1265 West 10th, and several others nearby. Who is going to coordinate the traffic obstructions and road closures? Our parkade opens into the alley - can you guarantee that the alley will not be blocked at both ends? Will we be able to get to work and back home? Who will make sure that the sidewalks remain open and are not damaged? We do have residents with mobility restrictions. How will you protect our physical and mental health from the dust and noise? The noise bylaws are already far too permissive and exceptions are granted all the time. With so many construction projects in the same small area, are we ever going to get a break? Does anyone even track the health impact of living on a construction site? Or does the city just not care? on Facebook Share I live at 1316 West 11th Ave, directly across the street from the proposed site. There are already two rezonings on my block, at 1364 West 11th and 1365 West 12th, another one at 1245-1265 West 10th, and several others nearby. Who is going to coordinate the traffic obstructions and road closures? Our parkade opens into the alley - can you guarantee that the alley will not be blocked at both ends? Will we be able to get to work and back home? Who will make sure that the sidewalks remain open and are not damaged? We do have residents with mobility restrictions. How will you protect our physical and mental health from the dust and noise? The noise bylaws are already far too permissive and exceptions are granted all the time. With so many construction projects in the same small area, are we ever going to get a break? Does anyone even track the health impact of living on a construction site? Or does the city just not care? on Twitter Share I live at 1316 West 11th Ave, directly across the street from the proposed site. There are already two rezonings on my block, at 1364 West 11th and 1365 West 12th, another one at 1245-1265 West 10th, and several others nearby. Who is going to coordinate the traffic obstructions and road closures? Our parkade opens into the alley - can you guarantee that the alley will not be blocked at both ends? Will we be able to get to work and back home? Who will make sure that the sidewalks remain open and are not damaged? We do have residents with mobility restrictions. How will you protect our physical and mental health from the dust and noise? The noise bylaws are already far too permissive and exceptions are granted all the time. With so many construction projects in the same small area, are we ever going to get a break? Does anyone even track the health impact of living on a construction site? Or does the city just not care? on Linkedin Email I live at 1316 West 11th Ave, directly across the street from the proposed site. There are already two rezonings on my block, at 1364 West 11th and 1365 West 12th, another one at 1245-1265 West 10th, and several others nearby. Who is going to coordinate the traffic obstructions and road closures? Our parkade opens into the alley - can you guarantee that the alley will not be blocked at both ends? Will we be able to get to work and back home? Who will make sure that the sidewalks remain open and are not damaged? We do have residents with mobility restrictions. How will you protect our physical and mental health from the dust and noise? The noise bylaws are already far too permissive and exceptions are granted all the time. With so many construction projects in the same small area, are we ever going to get a break? Does anyone even track the health impact of living on a construction site? Or does the city just not care? link

    I live at 1316 West 11th Ave, directly across the street from the proposed site. There are already two rezonings on my block, at 1364 West 11th and 1365 West 12th, another one at 1245-1265 West 10th, and several others nearby. Who is going to coordinate the traffic obstructions and road closures? Our parkade opens into the alley - can you guarantee that the alley will not be blocked at both ends? Will we be able to get to work and back home? Who will make sure that the sidewalks remain open and are not damaged? We do have residents with mobility restrictions. How will you protect our physical and mental health from the dust and noise? The noise bylaws are already far too permissive and exceptions are granted all the time. With so many construction projects in the same small area, are we ever going to get a break? Does anyone even track the health impact of living on a construction site? Or does the city just not care?

    Compton resident asked 5 months ago

    Thank you for your questions. 

    While there are a number applications in this area, it is unlikely that they will all proceed to construction at the same time. Each project’s timeline will vary based on the proposal’s complexity, compliance, and Council approval. Additionally, supply chain capacity constraints can impact construction timelines and the number of projects redeveloping at a given time. This is due to factors such as the available construction materials and expertise.

    Should this proposal proceed to construction, the City has standards/requirements in place for developments to minimize construction impacts to the surrounding areas. Construction impacts on City streets, including through private development, are tracked on the City of Vancouver’s website. The City also has a Noise Control By-law which regulates construction-related noise for private development (Weekdays 7.30am-8pm, Sat 10am-8pm, not permitted on Sundays/holidays). More information on these requirements can be found here.

  • Share Is this building earthquake proof so it does not collapse onto the buildings around it? What safety precautions will be taken with the construction so what happened in Dunbar will not happen here? on Facebook Share Is this building earthquake proof so it does not collapse onto the buildings around it? What safety precautions will be taken with the construction so what happened in Dunbar will not happen here? on Twitter Share Is this building earthquake proof so it does not collapse onto the buildings around it? What safety precautions will be taken with the construction so what happened in Dunbar will not happen here? on Linkedin Email Is this building earthquake proof so it does not collapse onto the buildings around it? What safety precautions will be taken with the construction so what happened in Dunbar will not happen here? link

    Is this building earthquake proof so it does not collapse onto the buildings around it? What safety precautions will be taken with the construction so what happened in Dunbar will not happen here?

    JAW asked 5 months ago

    Thank you for your questions. 

    This application is currently in the rezoning stage. Should the application reach the building permit stage, a Schedule B form must be submitted and signed by a structural engineer, confirming the seismic design requirements.  

    With regard to your question about construction safety, in British Columbia, crane safety falls under the jurisdiction of WorkSafeBC, the provincial occupational health and safety authority. WorkSafeBC sets regulations, standards, and guidelines for the safe operation, inspection, and maintenance of cranes.

  • Share Is the City of Vancouver not the authority having jurisdiction with this application? If the CoV is indeed the jurisdiction with authority, can you please explain, why were incorrect shadow studies posted by staff with this application? Are quality controls not done and do staff just post anything and everything the applicant submits, without proper vetting and verification? on Facebook Share Is the City of Vancouver not the authority having jurisdiction with this application? If the CoV is indeed the jurisdiction with authority, can you please explain, why were incorrect shadow studies posted by staff with this application? Are quality controls not done and do staff just post anything and everything the applicant submits, without proper vetting and verification? on Twitter Share Is the City of Vancouver not the authority having jurisdiction with this application? If the CoV is indeed the jurisdiction with authority, can you please explain, why were incorrect shadow studies posted by staff with this application? Are quality controls not done and do staff just post anything and everything the applicant submits, without proper vetting and verification? on Linkedin Email Is the City of Vancouver not the authority having jurisdiction with this application? If the CoV is indeed the jurisdiction with authority, can you please explain, why were incorrect shadow studies posted by staff with this application? Are quality controls not done and do staff just post anything and everything the applicant submits, without proper vetting and verification? link

    Is the City of Vancouver not the authority having jurisdiction with this application? If the CoV is indeed the jurisdiction with authority, can you please explain, why were incorrect shadow studies posted by staff with this application? Are quality controls not done and do staff just post anything and everything the applicant submits, without proper vetting and verification?

    redpanda asked 5 months ago

    Thank you for your question. City Council is the decision-making body as it relates to amending the zoning for height, density, and use. Often, applicants submit material that will require further analysis. Sometimes we notify the public based on materials that were submitted as is. The applicant's shadow studies originally posted on the SYC page contain errors. A revised study has been requested and will be shared on this SYC page upon receipt.  

Page last updated: 10 Jun 2025, 01:25 PM