1550 W 11th Ave rezoning application

Unit layouts are finalized at the at the Development Permit Stage. The developer would be required to follow all applicable City policies and guidelines, not limited to the Horizontal Angle of Daylight requirements and Vancouver Building By-law.

Within the Broadway Plan, the Tenant Relocation and Protection Policy (TRPP) requires that, for all eligible tenants requesting assistance in finding housing, the applicant will be required to demonstrate that all reasonable effort has been made to provide 3 options that best meet the tenant’s identified priorities based on budget, neighborhood and other specific preferences. The applicant will support residents in providing options and may assist in applying for the housing selected by the tenant to give tenants a higher chance of success in finding accommodation. Financial compensation must also be provided either based on length of tenancy or temporary rent top-ups for interim housing.

Within the Broadway Plan, the Tenant Relocation and Protection Policy (TRPP) offers two interim rent top-up options: a monthly payment until one month after the move-in date for the Right of First Refusal unit (regardless on how long the project takes), or a lump sum equivalent to 36 months (3 years) of financial compensation. Tenants can choose the option that they are most comfortable with and best suits their situation.

The TRPP bulletin specifies that tenants may only receive the temporary rent top-up or lump sum rent-top up once the project has reached the Building Permit Stage 1, which aligns with when the 4-month notice to end tenancy may be issued under the Residential Tenancy Act. Part of the rationale for this timing is to mitigate against potential cases where tenants move out very early in the application process and then the application is stalled or cancelled. Once a project has reached this stage, the project is likely to proceed to completion in a timely manner.

In addition, the TRPP requirements are tied to the permit process. If tenants were to stop being paid, the City would not issue the Occupancy Permit until the requirements were met. There is currently no TRP bonding requirement, but this is under review and will be discussed in the TRP Policy bi-annual reviews with Council.

In accordance with the Tenant Relocation and Protection Policy, tenants residing in the purpose-built rental building for one year or more at the time the rezoning application (February 29, 2024) are eligible for compensation and assistance under the policy. See the Tenant Relocation and Protection Policy Bulletin and/or contact the Tenant Relocation Consultant for more information.

The City encourages the applicant to communicate their redevelopment plans with new tenants.

In all cases, including where the Tenant Relocation and Protection Policy does not apply, landlords issuing a notice to end tenancy for landlord’s use for demolition must still provide renters with notice and compensation as required by the Residential Tenancy Act. More information on these requirements is available on the RTA webpage.

The City tracks Right of First Refusal outcomes for individual projects through a Final Report submitted prior to occupancy of the new building. However, due to the time it takes for a project to complete, there are relatively few completions to date and the data is limited. There have been no completions under the Broadway Plan to date. As more projects complete, the City will be compiling this data to be shared.

Thank you for your question.

Correct – 20% of the residential floor area is required to be secured for below-market rental units. For 160 units, this would be approximately 32 below-market units. Final floorplan layouts and unit count will be determined at the later Development Permit stage. 

Both the market and below-market units are required to meet the Family Room Housing Mix Policy, meaning a unit mix with a minimum of 25% 2-bedroom units and 10% 3-bedroom units. 

Thank you for your question.

The Broadway Plan encourages small-scale commercial and service uses in residential areas. Currently, shops, services, and amenities are concentrated along arterial streets. While the City is focused on ensuring that commercial high streets are lively and provide an array of shops and services for residents. However, limiting commercial spaces to arterial streets means that residents living off arterial streets are forced to travel further to meet their daily needs, and businesses have less locational choice.

As the Broadway Plan area grows, more space for shops and services will be needed to serve a growing population. Adding new local-serving commercial spaces in residential areas will help accommodate more shops and services, increase opportunities for businesses, and ensure residents are within closer proximity to more of their daily needs.

Thank you for your question. As per the Tenant Relocation and Protection Policy Bulletin, existing tenants in the Broadway Plan area shall be provided Right of First Refusal (ROFR) to move back into the new building with a 20% discount off City-wide average market rents, or at their current rent at the time of the rezoning application, whichever is cheaper. 

Returning tenants are not required to be income tested to be offered their ROFR at discounted rents. The discounted rents provided to tenants through ROFR will be in place for the duration of the tenancy. Rents can be increased over time by allowable rent increases set annually by the Provincial Residential Tenancy Branch. 

If the number of bedrooms has increased/decreased from the initial unit type, the tenant will be offered the 20% discount off city-wide average market rents for that unit type, and not their current rent.

Please see page 13 of the Tenant Relocation and Protection Policy Bulletin for information on ROFR as it pertains to the Broadway Plan area. 

Short term rentals are defined as a period of less than 90 consecutive days. Long term stays of 90 days or more are allowed to be advertised and rented through online platforms. Reports of unlicensed short-term rentals less than 90 days can be submitted online to the short-term rentals department.

Should the rezoning application be approved, the Housing Agreement registered on title will specify that none of the units will be permitted to be rented for less than one month at a time.

Please see this link for more information: Short-term rentals. 

Thank you for your question. The site is within the Fairview South – Area A (FSOA) sub-area of the Broadway Plan. In this location, the Broadway Plan anticipates secured market rental towers with 20% of the residential floor area as below-market rental units up to 20 storeys. The proposed height, density and uses are consistent with the Plan. 

Taller building heights are permitted throughout the Plan area. Council also approved updates to the Broadway Plan in December 2024 to align with the provincial Transit Oriented Areas (TOAs) to remove tower limit policies in areas closest to transit, shops, services and amenities, generally within 400 metres of SkyTrain stations.