1749-1769 E 33rd Ave rezoning application

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This application was withdrawn in December 2022.

A revised application was submitted in December 2022.

We would like your feedback on a rezoning application at 1749-1769 E 33rd Ave. The zoning would change from RS-1 (Residential) district to RR-2B (Residential Rental) district.

The RR-2B district allows for:

  • a 5-storey apartment building where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 2.2
  • a maximum building height of 16.8 m (55 ft.)

The application is being considered under the Secured Rental Policy (Section 2.4 Rezonings in Low-Density Transition Areas).

If approved, this site's zoning will change to RR-2B. Any development on the site would have to conform to these zoning regulations and design guidelines. This approach differs from a site-specific Comprehensive Development (CD) District rezoning. It allows for a simplified rezoning process and provides greater clarity and consistency on the types of new secured rental buildings that may be built in eligible low-density areas.

The specific form of development (building design) will be reviewed through a future Development Permit process. Application drawings will be available for viewing and comment at that time.


Rezoning Policy Background

On December 14, 2021, Council approved amendments to the Secured Rental Policy (SRP) to allow simplified rezonings in low-density areas near shopping, public transportation and other amenities. This policy is intended to help:

  • Increase housing choice for renter households
  • Streamline processes and clarifying policy requirements
  • Diversify rental housing options
  • Respond to the City’s Climate Emergency
  • Help enhance local shopping areas
  • Improving livability of rental housing

Learn more about:

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

We would like your feedback on a rezoning application at 1749-1769 E 33rd Ave. The zoning would change from RS-1 (Residential) district to RR-2B (Residential Rental) district.

The RR-2B district allows for:

  • a 5-storey apartment building where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 2.2
  • a maximum building height of 16.8 m (55 ft.)

The application is being considered under the Secured Rental Policy (Section 2.4 Rezonings in Low-Density Transition Areas).

If approved, this site's zoning will change to RR-2B. Any development on the site would have to conform to these zoning regulations and design guidelines. This approach differs from a site-specific Comprehensive Development (CD) District rezoning. It allows for a simplified rezoning process and provides greater clarity and consistency on the types of new secured rental buildings that may be built in eligible low-density areas.

The specific form of development (building design) will be reviewed through a future Development Permit process. Application drawings will be available for viewing and comment at that time.


Rezoning Policy Background

On December 14, 2021, Council approved amendments to the Secured Rental Policy (SRP) to allow simplified rezonings in low-density areas near shopping, public transportation and other amenities. This policy is intended to help:

  • Increase housing choice for renter households
  • Streamline processes and clarifying policy requirements
  • Diversify rental housing options
  • Respond to the City’s Climate Emergency
  • Help enhance local shopping areas
  • Improving livability of rental housing

Learn more about:

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

This application was withdrawn in December 2022.

A revised application was submitted in December 2022.

The opportunity to ask questions through the Q&A is available from May 16 to June 5, 2022. 

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 virtual open house time period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

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    My query: The property value uplift due to the rezoning of the property, will the City of Vancouver share in this uplift?

    Bravo99 asked over 1 year ago

    Economic testing of projects advanced under City programs have demonstrated that these types of applications do not generate land value increases that would support Community Amenity Contributions (CACs). It has also illustrated that the additional density available through programs such as the Secured Rental Policy is necessary to enable rental projects to be viable development options in comparison to what can be built under existing zones. Accordingly, five storey rental projects in RS zones such as this are exempt form CACs.

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    I oppose any spot rezoning without a form of development. This allows rezoning to be obtained with minimal applicant cost and effort, fostering flipping activity. I have observed several such flips in the past short while—not to be encouraged.

    BrianPalmquist asked over 1 year ago

    Thank you for your comments. Staff will include a summary of comments provided from the public in a Council report if the project proceeds for Council consideration.

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    My Query: Will this project be built to a LEED Platinum standard, and have an onsite sewage treatment facility?

    Bravo99 asked over 1 year ago

    All rezoning applications considered under this policy will be expected to meet the Green Buildings Policy for Rezonings, and to employ zero emissions heating and hot water systems in the building, achieving a greenhouse gas intensity (GHGI) of 3 kg/m2 or less. 

    For more information on these requirements, please refer to the Green Buildings Policy for Rezonings and the Green Buildings Policy for Rezonings – Process and Requirements Administration Bulletin.

    An on-site treatment sewage facility is not a requirement of the Green Buildings Policy.

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    How many suites? How will they be configured - one, two and three bedrooms? How many underground parking spots will there be? Has any consideration been given to the impact on community amenities? Is this a market rental or subsidized? Has the developer built any similar projects? Where? Will the property be professionally managed including the exterior and landscaping? Is the project feasible on a somewhat smaller scale - given that people need a place to live?

    Rod Raglin asked almost 2 years ago

    The proposed RR-2B zoning allows for a maximum density of 2.2 and a maximum height of 5 stories. The exact number of units for this particular site will depend on the building form (apartments, townhouses, hybrid, etc.) and will be provided by the applicant at the development permit stage. Please refer to the RR guidelines for more information: https://guidelines.vancouver.ca/guidelines-rr-districts.pdf

    A minimum of 35 percent two or three bedroom units is required as a condition of use for every rental development, to ensure the delivery of housing options suitable for families. For apartment buildings, such as this, it is recommended that 10 percent be reserved for three bedroom units where possible.

    Parking, loading and bicycle spaces must be provided and maintained according to the provisions of the Vancouver Parking By-law and will be reviewed at time of development permit application when proposal drawings are submitted. The parking by-law, includes provisions for vehicle parking for both residents and visitors, and may also include requirements for passenger loading on-site.  

    Access to amenities was considered as part of the policy work on the Secured Rental Policy, and broadly the locational criteria intend to focus opportunities for new rental housing in areas that are well-served by existing amenities, shops and services as well as public transit that enables residents to access amenities elsewhere in the city (and region). We recognize that the type and capacity of different amenities that currently exist across these parts of Vancouver does vary. As part of the Vancouver Plan, the City is taking a deeper look at how amenities are funded and delivered to meet the needs of a growing population, where additional amenities are needed most and where significant growth is occurring. Other relevant work underway that addresses amenities includes the 10 Year Capital Strategic Outlook and the DCL Program Update. All rental projects do pay Utilities DCLs and Translink DCCs, which help fund essential infrastructure upgrades and expansion of the transit network, and many also pay City-wide DCLs that help fund things like parks, childcare facilities and social housing.

    Rezoning policy for this site does not stipulate rental rate only that the buildings must be used only as rental housing. In such cases, rental rates are typically determined by the rental market as compared to being offered at a subsidized rate.

    Extensive financial feasibility testing was conducted as part of the work to develop the RR zones and associated updates to the Secured Rental Policy. That analysis demonstrates that even at the densities permitted, building secured rental housing is still often only marginally viable. Very high and increasing land and construction costs are major factors. Reducing the scale of the project (and therefore the number of new rental units that could be delivered) would impact viability and likely make it infeasible to proceed with construction. Details of the financial testing can be found in Appendix J of the Council Report, and under the Rental incentives review documents tab on our webpage here.

    For more information on the developer’s experience, please contact them directly. To reach them, please see the applicant contact information, to the right of this page.

    We do not collect information on the project management plan at the rezoning stage. A review of proposed building exteriors and landscaping would be completed as part of the development permit process.

     

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    What does market rental mean? Just that all units will be for rent?

    Hadaju asked almost 2 years ago

    Secured Market Rental projects are required to be used only as rental housing. In such cases rents are determined by the rental market as compared to being offered at a subsidized rate.

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    • Will the shading impact of a five-storey structure on my complex next door, Vancouver Cohousing, be taken into account? • Will there be adequate underground parking for residents and visitors to mitigate the impact on on-street parking on 33rd?

    Lorne Mallin asked almost 2 years ago

    As part of the application process for proposals coming in under the Secured Market Rental Policy, architectural drawings are not required. Detailed drawings will be provided at the development permit stage and staff will assess the proposal using Council approved RR zone bylaws and guidelines. Site specific shadowing impacts will be reviewed at this stage. During the development of the RR zones, staff analyzed shadowing impacts on adjacent properties resulting from apartment forms at five and six storeys. The resulting regulations contained within the RR zone bylaws and guidelines reflect the outcomes of these analyses to help limit shadowing by new developments with a priority on rear yards of adjacent properties.  

    Parking, loading and bicycle spaces must be provided and maintained according to the provisions of the Vancouver Parking By-law and will be reviewed at time of development permit application when proposal drawings are submitted. The parking by-law, includes provisions for vehicle parking for both residents and visitors, and may also include requirements for passenger loading on-site.  Given this requirement, good access to transit, and existing parking regulations in the area, staff do not anticipate impacts to on-street parking for existing residents.

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    We’re generally in favour of this application—great to see some more smart density come to our neighbourhood. Our question is: is there a traffic management l plan for the commercial street intersections at 33rd, i.e. new traffic signals being considered?

    S. Chase asked almost 2 years ago

    As part of the rezoning process, Engineering staff review the application with respect transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.