1305-1325 W 13th Ave rezoning application

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The City of Vancouver has received an application to rezone the subject site from R3-3 (Residential) District to R5-4 (Residential) District. The proposal is to allow for the development of a 20-storey rental building, and includes:

  • 172 units with 20% of the floor area for below-market units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 61.5 m (202 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Future Council Decision: Tuesday, April 14, 2026 at 9:30 am

In accordance with the Vancouver Charter, a Public Hearing is not required if a proposed zoning by-law is consistent with the Vancouver Official Development Plan. If the proposed zoning by-law is consistent with the Vancouver Official Development Plan, is for the sole purpose, in part or in whole, a residential development, and contains a majority residential use, a Public Hearing is prohibited.

These Council meetings are to be convened by electronic means, with in-person attendance also available. You may participate by submitting written comments that will be distributed to the Mayor and Councillors. There will be no opportunity to speak at the Council meeting.

Send your comments online

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office
453 West 12th Avenue, Third Floor
Vancouver, BC, V5Y 1V4

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, April 3, 2026], and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Council meeting 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 R3-3 (Residential) District to R5-4 (Residential) District. The proposal is to allow for the development of a 20-storey rental building, and includes:

  • 172 units with 20% of the floor area for below-market units;
  • A floor space ratio (FSR) of 6.5; and
  • A building height of 61.5 m (202 ft.).

This application is being considered under the Broadway Plan.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Future Council Decision: Tuesday, April 14, 2026 at 9:30 am

In accordance with the Vancouver Charter, a Public Hearing is not required if a proposed zoning by-law is consistent with the Vancouver Official Development Plan. If the proposed zoning by-law is consistent with the Vancouver Official Development Plan, is for the sole purpose, in part or in whole, a residential development, and contains a majority residential use, a Public Hearing is prohibited.

These Council meetings are to be convened by electronic means, with in-person attendance also available. You may participate by submitting written comments that will be distributed to the Mayor and Councillors. There will be no opportunity to speak at the Council meeting.

Send your comments online

Or give feedback via mail to:

City of Vancouver, City Clerk’s Office
453 West 12th Avenue, Third Floor
Vancouver, BC, V5Y 1V4

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, April 3, 2026], and for viewing on the meeting agenda page on the same Friday starting at 1:00 pm. Minutes of the Council meeting 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 October 8 to October 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 the plans suggest only 40 parking stalls for over 160 units. The area already has stiff competition for street parking. What measures are in place to mitigate negative impacts on this for both locals and new tennants? on Facebook Share the plans suggest only 40 parking stalls for over 160 units. The area already has stiff competition for street parking. What measures are in place to mitigate negative impacts on this for both locals and new tennants? on Twitter Share the plans suggest only 40 parking stalls for over 160 units. The area already has stiff competition for street parking. What measures are in place to mitigate negative impacts on this for both locals and new tennants? on Linkedin Email the plans suggest only 40 parking stalls for over 160 units. The area already has stiff competition for street parking. What measures are in place to mitigate negative impacts on this for both locals and new tennants? link

    the plans suggest only 40 parking stalls for over 160 units. The area already has stiff competition for street parking. What measures are in place to mitigate negative impacts on this for both locals and new tennants?

    richardmogie asked 5 months ago

    According to the rezoning package submitted, there are two levels of underground parking containing 69 parking spaces. As of June 2024, there are zero parking minimums city-wide for residential buildings, as such this proposal aligns with the Parking By-law. A detailed parking analysis occurs at later development stages. At the Development permit stage a Transportation Demand Management (TDM) Plan will be reviewed. A TDM includes a number of options for a site to reduce vehicle trips. These options include:

    • Transit Passes for residents
    • Bike Infrastructure Package (ex. Additional Bike Space Storage)
    • Share Mobility Package (ex. Car Share)
    • Unbundles Parking Pilot Program

     

    You can find additional information about TDM Plans here:

    https://guidelines.vancouver.ca/bulletins/bulletin-transportation-demand-management-for-developments.pdf

  • Share How much actual new affordable housing will be created? I notice only 34 below market rentals are included in this plan, but across the 2 buildings there are 32 units which are all more affordable than the market average. Does that mean only 2 new below market units will be built? on Facebook Share How much actual new affordable housing will be created? I notice only 34 below market rentals are included in this plan, but across the 2 buildings there are 32 units which are all more affordable than the market average. Does that mean only 2 new below market units will be built? on Twitter Share How much actual new affordable housing will be created? I notice only 34 below market rentals are included in this plan, but across the 2 buildings there are 32 units which are all more affordable than the market average. Does that mean only 2 new below market units will be built? on Linkedin Email How much actual new affordable housing will be created? I notice only 34 below market rentals are included in this plan, but across the 2 buildings there are 32 units which are all more affordable than the market average. Does that mean only 2 new below market units will be built? link

    How much actual new affordable housing will be created? I notice only 34 below market rentals are included in this plan, but across the 2 buildings there are 32 units which are all more affordable than the market average. Does that mean only 2 new below market units will be built?

    Andrew Ferguson asked 5 months ago

    The applicant is proposing 172 Secured Market Rental Units, with 36 of the units being Below Market Rental Units. This aligns with the Broadway Plan which requires that 20% of the floor area be allocated towards Below Market Rental Housing. 

    According to the information submitted by the applicant, there are 22 existing rental units on site. Our Housing Staff will conduct a detailed review of the site to determine the number of units and tenancies on the property. If there are discrepancies in the application materials, they will be identified and shared publicly. Our staff will ensure the housing information is publicly available in a Council Report, which will be presented to City Council at a Public Hearing.

  • Share The submitted rezoning application omits the number of suites in 1325. If all existing tenants from both buildings return then this building will only add four below market suites to the housing stock. The proposed below market suites are also significantly smaller that the existing (which are all let out at below market) so effectively this building is removing below market space. Does this meet the expectations of the motivation behind the Broadway scheme? on Facebook Share The submitted rezoning application omits the number of suites in 1325. If all existing tenants from both buildings return then this building will only add four below market suites to the housing stock. The proposed below market suites are also significantly smaller that the existing (which are all let out at below market) so effectively this building is removing below market space. Does this meet the expectations of the motivation behind the Broadway scheme? on Twitter Share The submitted rezoning application omits the number of suites in 1325. If all existing tenants from both buildings return then this building will only add four below market suites to the housing stock. The proposed below market suites are also significantly smaller that the existing (which are all let out at below market) so effectively this building is removing below market space. Does this meet the expectations of the motivation behind the Broadway scheme? on Linkedin Email The submitted rezoning application omits the number of suites in 1325. If all existing tenants from both buildings return then this building will only add four below market suites to the housing stock. The proposed below market suites are also significantly smaller that the existing (which are all let out at below market) so effectively this building is removing below market space. Does this meet the expectations of the motivation behind the Broadway scheme? link

    The submitted rezoning application omits the number of suites in 1325. If all existing tenants from both buildings return then this building will only add four below market suites to the housing stock. The proposed below market suites are also significantly smaller that the existing (which are all let out at below market) so effectively this building is removing below market space. Does this meet the expectations of the motivation behind the Broadway scheme?

    richardmogie asked 5 months ago

    Thank you for bringing this to our attention. According to the information submitted by the applicant, there are 22 existing rental units on site. Our Housing Staff will conduct a detailed review of the site to determine the number of units and tenancies on the property. If there are discrepancies, they will be identified and shared publicly. Our staff will ensure the housing information is publicly available in a Council Report, which will be presented to City Council at a Public Hearing.

    The applicant is proposing 172 Secured Market Rental Units, with 36 of the units being Below Market Rental Units. This aligns with the Broadway Plan which requires that 20% of the floor area be allocated towards Below Market Rental Housing. The Below Market Rental Units on the site would essentially receive a one-for-one replacement. The size of the units are to meet the standard unit sizes under the City’s Housing and Technical Guidelines. In addition, City Staff condition the project so that 35% of the units must consist of 2-3 bedrooms units. 

  • Share The rendering on the signage installed at the properties and on this page do not show the two towers already on this block, nor the rezoning tower for 1366 West 12th Avenue. The Public Hearing for 1366 West 12th Avenue is this week on Thursday. Doesn't the Broadway plan limit the number of new towers on this block to one? Is the rendering incorrect, as it also missing towers north of West 12th Avenue along Birch Street. Are there issues with the sandy soils on this site? on Facebook Share The rendering on the signage installed at the properties and on this page do not show the two towers already on this block, nor the rezoning tower for 1366 West 12th Avenue. The Public Hearing for 1366 West 12th Avenue is this week on Thursday. Doesn't the Broadway plan limit the number of new towers on this block to one? Is the rendering incorrect, as it also missing towers north of West 12th Avenue along Birch Street. Are there issues with the sandy soils on this site? on Twitter Share The rendering on the signage installed at the properties and on this page do not show the two towers already on this block, nor the rezoning tower for 1366 West 12th Avenue. The Public Hearing for 1366 West 12th Avenue is this week on Thursday. Doesn't the Broadway plan limit the number of new towers on this block to one? Is the rendering incorrect, as it also missing towers north of West 12th Avenue along Birch Street. Are there issues with the sandy soils on this site? on Linkedin Email The rendering on the signage installed at the properties and on this page do not show the two towers already on this block, nor the rezoning tower for 1366 West 12th Avenue. The Public Hearing for 1366 West 12th Avenue is this week on Thursday. Doesn't the Broadway plan limit the number of new towers on this block to one? Is the rendering incorrect, as it also missing towers north of West 12th Avenue along Birch Street. Are there issues with the sandy soils on this site? link

    The rendering on the signage installed at the properties and on this page do not show the two towers already on this block, nor the rezoning tower for 1366 West 12th Avenue. The Public Hearing for 1366 West 12th Avenue is this week on Thursday. Doesn't the Broadway plan limit the number of new towers on this block to one? Is the rendering incorrect, as it also missing towers north of West 12th Avenue along Birch Street. Are there issues with the sandy soils on this site?

    MarxistAlternative asked 6 months ago

    Thank you for your enquiry. 

    The applicant’s renderings shows the surrounding context. There are two towers located along the 1300 Block of West 12th Avenue. One of the towers is currently built and the other is the rezoning application at 1366 West 12th Avenue, of which is going to a Public Hearing on Oct 23rd, 2025. Based on when the renderings were developed, the graphics depicting the surrounding area may not show a pending project undergoing a rezoning or development permit review. Applicants may not be aware of other nearby proposals when their project renderings are being developed. Our staff work to make sure the surrounding context is presented as accurate as possible. 

    Notably, under the Broadway Plan certain blocks are limited to two towers per block. This is the case for the 1300 Block of West 12th Avenue; however, there is an exception to the two tower per block limit requirement. Parcels located within the 400-metre tier of the Transit-Oriented Areas Designation By-law are excluded from the Broadway Plan’s tower limit policy and are therefore eligible as a tower site. Because 1366 West 12th Avenue is within 400 metres of the South Granville Skytrain Station, the property is allowed to achieve a tower. 

Page last updated: 01 Apr 2026, 02:54 PM