Home - PC Urban - 12th and Spruce

***View along West 12^th Avenue:*** The proposal incorporates a variety of carefully considered indoor and outdoor amenities designed to improve the living experience of residents, including outdoor space on the 7^th floor and the rooftop.

OUR PROPOSAL

***View from the northwest corner:*** The project will enhance the public realm and pedestrian experience around the building with new landscaping, community garden, public art, and improved sidewalks.

***Neighbourhood Retail:*** Added neighbourhood retail will animate the streetscape and will be supplemented by a large outdoor seating area.

***Rooftop Amenity Area:*** The rooftop amenity level will feature extensive outdoor seating, urban agriculture and spaces for social interaction.

PC Urban, together with Francl Architecture, has applied to the City of Vancouver to rezone the property at 1088 West 12th Avenue under the City of Vancouver’s Broadway Plan (adopted in 2022).

This application proposes the creation of 295 secured market rental homes, with 54 homes available at a rate 20% below the city-wide average market rates.

The proposal aims to contribute to the Broadway Plan objectives of housing, employment and amenities around the Broadway Subway extension and the City of Vancouver’s broader affordability and sustainability goals.

Project Statistics*
Site Area:	31,242.94 sq. ft.
Height:	24 storeys + rooftop amenity
Density:	6.78 FSR
Commercial Space:	2,946 sq. ft.
Indoor Residential Amenity Space:	5,912 sq. ft.
Outdoor Residential Amenity Space:	9,395 sq. ft.

Residential Break Down
Total homes: Studio: 1-bedroom: 2-bedroom: 3-bedroom:	295 homes 75 homes 114 homes 75 homes 31 homes
Below Market Rental:	54 homes
Family Oriented Rental:	106 homes
Vehicle Parking:	122 spaces (including 7 car share spaces)
Bicycle Parking:	573 spaces

*The above noted project statistics may be refined through the rezoning process, taking into consideration feedback from community stakeholders and direction from City Staff.

Public Input Opportunity

Should you wish to participate in the City of Vancouver’s Shape Your City Open House consultation, please visit their website. Public comments are being accepted from X to X 2024. During this period, members of the public are invited to view information about the proposal, ask questions, and submit comments to the City of Vancouver and the applicant.

Online Open House:

When: x to x, 2024
Where: www.shapeyourcity.ca/

Location:

***Site Context:*** The site is located at the intersection of Spruce Street and West 12th Ave, just over a block away from the Vancouver General Hospital, a short 10-minute walk to the City Square Shopping Centre and close to a diverse selection of shops and dining options along Broadway.

COMMUNITY BENEFITS

A number of benefits are envisioned as part of this proposal that will contribute to the livability of the Fairview neighbourhood, including:

PURPOSE-BUILT RENTAL HOUSING

The project seeks to deliver a new mixed-use residential building delivering 295 secured rental homes, inclusive of 54 homes (20%) designated as below-market, and ground-level retail. The proposal aims to contribute to the Broadway Plan objectives of creating much-needed rental housing stock in areas well-served by public transit and creating sustainable and vibrant urban communities.

BELOW MARKET & WORKFORCE HOUSING

A total of approximately 54 below market homes (20% below CHMC market average) will be integrated into the development, including a mix of 2- and 3-bedroom homes for families. The site is located steps from Vancouver General Hospital, Vancouver’s largest employer with over 12,000 staff members. This project will support VGH’s growing need for workforce housing and will increase housing opportunities in employment hubs like the Broadway Corridor.

ADDED RETAIL & NEIGHBOURHOOD HUB

The project proposes 2,946 sqft of neighbourhood serving retail. The retail units have been carefully considered to animate the streetscape and enhance visibility along the bustling West 12th Ave. The retail space is complemented with a large outdoor seating area, which will be open to the public.

FAMILY HOUSING

The inclusion of family-oriented housing is identified as a priority in the Fairview Area, where 35% of the homes have family living with them (source: City of Vancouver, Fairview Profile). The current building design includes approximately 36% family-oriented (2- to 3-bedroom) homes. This alignment ensures that our development meets the community’s needs and supports its demographic trends.

GREEN MOBILITY

The City of Vancouver estimates that more than 60% of Fairview residents community to work by walking, cycling or public transportation (source: City of Vancouver, Fairview Profile), which is expected to rise. The site, spanning half a block, and has an exceptional WalkScore of 97 and a Bike Score of 99, earning its status as a “Walker’s and Biker’s Paradise.” Located less than 500 meters from the future Oak-VGH Station, this prime location offers unparalleled convenience.

RESIDENT AMENITIES

The proposal incorporates a variety of carefully considered indoor and outdoor amenities designed to improve the living experience of residents. Outdoor amenities include an urban agricultural area for growing/harvesting and beehives, an outdoor BBQ area, kids play area, and fitness zone on the rooftop amenity level. The rooftop also includes a lounge area to encourage social engagement. Indoor amenities include co-working spaces, a pet spa, bike workshop, social lounge and a rooftop gym, all designed to promote connectivity and interaction among residents. The proposal features a diverse range of thoughtfully designed indoor and outdoor amenities aimed at enhancing residents’ living experience and fostering community interaction.

FREQUENTLY ASKED QUESTIONS

The proposed development site is situated at 1088 West 12th Avenue, at the intersection of Spruce Street and West 12th Avenue. It currently consists of a three-storey residential building constructed in 1969 with is nearing the end of its viable lifecycle.

PC Urban, together with Francl Architecture, has applied to the City of Vancouver to rezone the properties under the City of Vancouver’s Broadway Plan (adopted in 2022) to deliver a new mixed-use residential building delivering 295 secured rental homes, inclusive of 54 homes (20%) designated as below-market, and ground-level retail.The proposal aims to contribute to the Broadway Plan objectives of creating much-needed rental housing stock in areas well-served by public transit and creating sustainable and vibrant urban communities. This will assist in supporting the area as a walkable, residential area with housing diversity and small-scale retail uses. 

A formal rezoning application was submitted to the City of Vancouver in June 2024. The project has not yet been approved and will be subject to the City-led public process, which includes further public consultation and review by the City’s Planning, Engineering and other relevant Departments and committees. The timeline for the City’s rezoning application process can range from 12 to 18 months, followed by the development and building permit process, which can take 12+ months. Subject to Council approval, construction could commence in the spring of 2026.

The project proposes 2,946 sq. ft. of neighbourhood serving retail space. The retail units have been carefully planned to animate the streetscape and enhance visibility along the vibrant West 12th Ave. The retail space is complemented with a large outdoor seating area open to the public. While it is too early to say what kind of retail we can expect to see here, the commercial spaces have been flexibly designed to be able to accommodate smaller-scale retailers that will serve the local community.

54 units, which is equivalent to 20% of the residential floor area, will be secured at 20% below CMHC city-wide average rents.

Consistent with the Broadway Plan, starting rents of the below-market housing will be secured at rents 20% below the CMHC city-wide average of that year. After initial occupancy, rent escalation during a tenancy will be limited to the annual increases authorized by the Residential Tenancy Act. Between tenancies, the rent may be re-indexed to the current CMHC average rent.

The Canadian Mortgage and Housing Corporation (CMHC), a federal crown corporation, collects information on average rents every year in October and releases a report early in the following year.

The project is currently in the pre-approval stages. A below-market rental application process will be established following project approval. To receive more information and updates, please email us at info@pcurban.ca

Yes, pets will be welcome.

The proposal generally complies with the Broadway Plan and follows the directives of City of Vancouver Rezoning Staff. The proposal aims to contribute to the Broadway Plan objectives of creating much-needed rental housing stock in areas well-served by public transit and creating sustainable and vibrant urban communities. This project will assist in supporting the area as a walkable, residential area with housing diversity and small-scale retail uses. 

The proposed height (24 storeys with a 6-storey podium + 1 rooftop amenity storey) aligns with the proposed changes to the Broadway Plan and reflects preliminary direction received from City Staff.

We would love to hear from you, including any questions, feedback or concerns that you may have. The rezoning application process will also include multiple opportunities for input from the community, including a public Open House on the City of Vancouver’s online “Shape Your City” platform.

PC Urban has retained a traffic consultant to complete a comprehensive traffic analysis and will comply with all transportation requirements of the City rezoning process. Upon completion of their assessment, a report has been submitted to the City as part of the rezoning application and will be subject to rigorous internal review by the City’s Planning and Transportation Departments.

The development promotes environmentally friendly and transit-oriented transportation options, encouraging residents to adopt public transit, cycling and car sharing. The project features 7 dedicated car share spaces, over 570 bike parking spaces as well as a bike wash area and storage, EV charging stations, and the site is situated less than 8 minute walk from the future Oak-VGH station (500 meters).

The proposed project is on the doorstep of the VGH Campus (5 minute walk), making it a great location for providing secured rental housing for approximately 12,000 people who work at the hospital, including nurses and first responders. With its proximity to VGH, this development is anticipated to offer an alternative and attractive option for healthcare staff. Adding more housing availability close to major employment centres like VGH will also help to reduce the city’s overall traffic and public transit congestion.

The proposed development includes 122 vehicle parking spaces, which includes 5 loading and 7 car share spaces. Given the project’s rental tenure and the site’s transit-oriented location, it is anticipated that future residents will utilize the future Broadway Subway and other muti-modal transportation options, including the future Oak-VGH station, which is anticipated to be operational by 2027.

Construction (subject to approval from city staff and Council) would take place over approximately 30 months.

policy context

The Broadway Plan (2022)

In March 2019, the City of Vancouver launched a planning process to create a comprehensive community plan for the area within Vine Street to Clark Drive and 1st Avenue to 16th Avenue. The Broadway Plan was approved by Vancouver City Council on June 22, 2022 following an extensive, three year-long community engagement process. The 30-year plan seeks to accommodate future growth by identifying opportunities to integrate new housing, jobs, and amenities around the new Broadway Subway.

*The Broadway Plan includes the area bordered by Vine Street, Clark Drive, 1st Avenue and 16th Avenue.*

The site is located within the Broadway Plan Sub Area – Fairview South Area A (FSOA), which seeks to “Strengthen Fairview South as a walkable, primarily residential area with a diversity of housing options by providing strategic opportunities for new housing, encouraging the retention and renewal of existing older rental housing, and introducing new small-scale retail/service uses.”

For further information on the Broadway Plan, please visit shapeyourcity.ca/broadway-plan

About Us

This project is being led by PC Urban Properties. The planning team includes design and transportation experts from Francl Architecture Inc and Bunt & Associates Engineering.

PC Urban

Founded in 2010, PC Urban Properties is a Vancouver-based real estate development company. The PC Urban team is a multi-disciplinary group of dedicated individuals focused on maximizing unrealized potential for our clients, for our communities, and for the properties we re-imagine.

We have successfully developed and launched real estate projects across all asset classes – retail, oﬃce, industrial, and multi-family. Our passion is to build spaces for people to live and spaces for people to work.

PC Urban is active throughout Metro Vancouver, the Central Okanagan, and Southern Vancouver Island. PC Urban has developed over $3.5 billion of projects across all asset classes, and currently has 5.2 million square feet of space under development. Under its Urban Flats apartment rental brand, Urban Flats represents the next step in PC Urban’s journey to provide high quality, well-located urban rental apartment homes in British Columbia. At present time, PC Urban has some 900 homes under construction throughout British Columbia and approximately 1,000 rental homes identiﬁed to be delivered in the City of Vancouver over the next 5-6 years.

Francl Architecture

Over the past 30 years, Francl Architecture Inc. has established a strong track record of efficient and elegant projects that are attuned to the unique social and physical textures of their environments. With a focus on projects within the Lower Mainland, our firm has developed an intimate knowledge of the evolution of the civic fabric and an awareness of its potentials.

Francl Architecture Inc. employs a staff of 50, including registered architects, intern architects, technologists and urban planners. in tackling complex, urban, design intensive projects. Led by principals Walter Francl, Stefan Aepli, and Brendan Avery, the firm operates as a collaborative studio, drawing on the skills of all firm members in directing a design methodology that involves the client and users in the design process. We thrive on the challenge to realize a genuinely livable and sustainable built environment. Our diverse portfolio of work reflects a commitment to an interactive design process that builds on a clear understanding of the clients’ and users’ needs.

Bunt & Associates

With an emphasis on sustainability, Bunt provides multi-modal solutions to urban transportation challenges. Bunt is represented by a team of planners, engineers, technologists and professional staff in Vancouver, Victoria, Calgary and Edmonton.

contact us

If you have questions, or would like more information about the project, please contact us at info@pcurban.ca

1088 West 12th Ave

PC Urban is exploring opportunities to build new secured rental housing and neighbourhood serving retail at 1088 West 12th Avenue, steps from Vancouver General Hospital.