44 E 13th Ave rezoning application

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Revised Submission (February 2025)

The City of Vancouver has received an application to rezone the subject site from RM-4 (Multiple-Dwelling) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey mixed-use rental building and includes:

  • 166 units with 20% of the floor area for below-market rental units
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 5.4; and
  • A building height of 54 m (177 ft.).

This is a revised submission from a previous proposal originally submitted in August 2024. These revisions limit the protrusion into view cone 3.2.4. Key changes from the previous version include:

  • A reduced building height

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.



Original submission (August 2024) - Superceded

Rezone from RM-4 to CD-1 under the Broadway Plan.

Proposal for a 21-storey mixed-use building over three levels of underground parking with:

  • commercial retail space at grade
  • 200 rental residential units, including 40 below-market units
  • A floor area of 13,896.41 sq. m (149,579.76 sq. ft.);
  • A floor space ratio (FSR) of 6.3
  • A building height of 66.4 m (1217.8 ft.)
  • 83 parking spaces and 489 bicycle parking spaces

Revised Submission (February 2025)

The City of Vancouver has received an application to rezone the subject site from RM-4 (Multiple-Dwelling) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a 17-storey mixed-use rental building and includes:

  • 166 units with 20% of the floor area for below-market rental units
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 5.4; and
  • A building height of 54 m (177 ft.).

This is a revised submission from a previous proposal originally submitted in August 2024. These revisions limit the protrusion into view cone 3.2.4. Key changes from the previous version include:

  • A reduced building height

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.



Original submission (August 2024) - Superceded

Rezone from RM-4 to CD-1 under the Broadway Plan.

Proposal for a 21-storey mixed-use building over three levels of underground parking with:

  • commercial retail space at grade
  • 200 rental residential units, including 40 below-market units
  • A floor area of 13,896.41 sq. m (149,579.76 sq. ft.);
  • A floor space ratio (FSR) of 6.3
  • A building height of 66.4 m (1217.8 ft.)
  • 83 parking spaces and 489 bicycle parking spaces

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

The opportunity to ask questions through the Q&A is available from May 14-27, 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 What additional supports and services are being added to support the increased density of the mount pleasant neighbourhood? I.e. additional parks and recreation, schools, community gardens, parking I support more housing but there has been no announcements of how else communities will be able to smoothly operate with the growth in population. This is concerning and reveals questionable planning. on Facebook Share What additional supports and services are being added to support the increased density of the mount pleasant neighbourhood? I.e. additional parks and recreation, schools, community gardens, parking I support more housing but there has been no announcements of how else communities will be able to smoothly operate with the growth in population. This is concerning and reveals questionable planning. on Twitter Share What additional supports and services are being added to support the increased density of the mount pleasant neighbourhood? I.e. additional parks and recreation, schools, community gardens, parking I support more housing but there has been no announcements of how else communities will be able to smoothly operate with the growth in population. This is concerning and reveals questionable planning. on Linkedin Email What additional supports and services are being added to support the increased density of the mount pleasant neighbourhood? I.e. additional parks and recreation, schools, community gardens, parking I support more housing but there has been no announcements of how else communities will be able to smoothly operate with the growth in population. This is concerning and reveals questionable planning. link

    What additional supports and services are being added to support the increased density of the mount pleasant neighbourhood? I.e. additional parks and recreation, schools, community gardens, parking I support more housing but there has been no announcements of how else communities will be able to smoothly operate with the growth in population. This is concerning and reveals questionable planning.

    Nko asked about 2 months ago

    The city has developed a Public Benefits Strategy (PBS) for the Broadway Plan, which outlines how infrastructure and services will evolve to meet community needs. The 10-Year Capital Investment Strategy is estimated to be approximately $1.1 B and is comprised of around $0.9 B (~85%) for new investments and upgrades and about $0.2 B (~15%) for renewal. The PBS can be reviewed here.

  • Share I have a follow-up question about one of the ones that has been posted. Of the 48 tenants currently living in the existing building at this site, how many are eligible for protections under the TRPP? on Facebook Share I have a follow-up question about one of the ones that has been posted. Of the 48 tenants currently living in the existing building at this site, how many are eligible for protections under the TRPP? on Twitter Share I have a follow-up question about one of the ones that has been posted. Of the 48 tenants currently living in the existing building at this site, how many are eligible for protections under the TRPP? on Linkedin Email I have a follow-up question about one of the ones that has been posted. Of the 48 tenants currently living in the existing building at this site, how many are eligible for protections under the TRPP? link

    I have a follow-up question about one of the ones that has been posted. Of the 48 tenants currently living in the existing building at this site, how many are eligible for protections under the TRPP?

    Mount pleasant renter asked about 2 months ago

    Tenant eligibility is assessed based on tenancy length at the time of application. Staff will be receiving information from the application about existing tenancies, including length of tenancy at the time of rezoning application used to determine eligibility, as part of the rezoning application process. All tenants residing in the building at the time of application will be informed of their eligibility. 

  • Share Hi, if there are 51 units in the existing building, I'm curious why there are only 48 tenants. How many units are vacant at present? Do the vacant units correspond to people who have left since the rezoning application has been submitted? If so, are there mechanisms at the city to ensure that those people will also receive tenant protections should this application be approved? on Facebook Share Hi, if there are 51 units in the existing building, I'm curious why there are only 48 tenants. How many units are vacant at present? Do the vacant units correspond to people who have left since the rezoning application has been submitted? If so, are there mechanisms at the city to ensure that those people will also receive tenant protections should this application be approved? on Twitter Share Hi, if there are 51 units in the existing building, I'm curious why there are only 48 tenants. How many units are vacant at present? Do the vacant units correspond to people who have left since the rezoning application has been submitted? If so, are there mechanisms at the city to ensure that those people will also receive tenant protections should this application be approved? on Linkedin Email Hi, if there are 51 units in the existing building, I'm curious why there are only 48 tenants. How many units are vacant at present? Do the vacant units correspond to people who have left since the rezoning application has been submitted? If so, are there mechanisms at the city to ensure that those people will also receive tenant protections should this application be approved? link

    Hi, if there are 51 units in the existing building, I'm curious why there are only 48 tenants. How many units are vacant at present? Do the vacant units correspond to people who have left since the rezoning application has been submitted? If so, are there mechanisms at the city to ensure that those people will also receive tenant protections should this application be approved?

    Mount pleasant renter asked about 2 months ago

    The building contains 51 existing units, and there were 48 tenants at the time of rezoning application. Staff will be receiving information about existing tenancies, including the number of vacant units, as part of the rezoning application process. Staff does not collect information during the rezoning application stage about changes to the number of tenants since the time of application. Tenant eligibility is assessed based on tenancy length at the time of application, and all tenants residing in the building at the time of application will be informed of their eligibility, even if they have moved out since the time of application.  

  • 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 2 months ago
    • The existing building contains 51 units of primary rental housing, including 48 tenants. Staff have not yet received information from the applicant regarding existing unit mix or existing rents. This information will be provided to staff during the application process, and once received, all tenants will receive a letter confirming their eligibility. The proposed development comprises market rental with 20% at below-market rates. All existing tenants that are eligible under the TRPP will be offered a complete TRP package, including a Right of First Refusal (RoFR) to return to the new building at the lower of their existing rent at the time of rezoning application, or 20% below CMHC Average Market Rents at the time of building occupancy. You can see the 20% below CMHC Average Market Rents for 2025 under section 2.1(h)(ii) of the TRPP Bulletin - https://guidelines.vancouver.ca/bulletins/bulletin-rental-tenant-relocation-protection-policy.pdf 
Page last updated: 08 Jul 2025, 03:16 PM