2726-2734 W 16th Ave rezoning application

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This application was approved by Council with yellow memo at Public Hearing on February 29, 2024.


We would like your feedback on a rezoning application at 2726-2734 W 16th Ave. The zoning would change from RT-2 (Residential) District to RR-2B (Residential Rental) District.

The RR-2B District allows for:

  • A 5-storey apartment building(s) where all units are secured as market rental; and
  • A floor space ratio (FSR) up to 2.40.

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:


We would like your feedback on a rezoning application at 2726-2734 W 16th Ave. The zoning would change from RT-2 (Residential) District to RR-2B (Residential Rental) District.

The RR-2B District allows for:

  • A 5-storey apartment building(s) where all units are secured as market rental; and
  • A floor space ratio (FSR) up to 2.40.

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:

This application was approved by Council with yellow memo at Public Hearing on February 29, 2024.

The opportunity to ask questions through the Q&A is available from March 29 to April 11, 2023. 

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.

  • Share Does the city take into consideration that the back of this building is facing the front of the houses on 2700 West 17th? Does the city know the height of the finished building and if that would include the mechanical and penthouse stairs? Does the city take into consideration that RR-2B zoning would be almost double the height of the adjacent townhomes and more than double the height to the adjacent duplexes? Does the city take into account that the strata building currently only 16th Avenue is only two storeys? Does the city do a traffic study of the area? Would the parking to this building exit onto West 16th Avenue or West 17th Avenue? How much parking will the building supply as the street is already busy partly due to the fact that the Church on the block supplies zero parking spots for its patrons. The Church is not only busy on Sundays but runs programs throughout the week. Does the city take into account if the proposed building fits in with the form and character of existing buildings. As the floor space ratio goes from 0.75 to 2.40 will the city be allowing balconies? I understand the need to densify low density areas but a more appropriate solution to fit into this neighborhood would be row townhomes or multiplexes. on Facebook Share Does the city take into consideration that the back of this building is facing the front of the houses on 2700 West 17th? Does the city know the height of the finished building and if that would include the mechanical and penthouse stairs? Does the city take into consideration that RR-2B zoning would be almost double the height of the adjacent townhomes and more than double the height to the adjacent duplexes? Does the city take into account that the strata building currently only 16th Avenue is only two storeys? Does the city do a traffic study of the area? Would the parking to this building exit onto West 16th Avenue or West 17th Avenue? How much parking will the building supply as the street is already busy partly due to the fact that the Church on the block supplies zero parking spots for its patrons. The Church is not only busy on Sundays but runs programs throughout the week. Does the city take into account if the proposed building fits in with the form and character of existing buildings. As the floor space ratio goes from 0.75 to 2.40 will the city be allowing balconies? I understand the need to densify low density areas but a more appropriate solution to fit into this neighborhood would be row townhomes or multiplexes. on Twitter Share Does the city take into consideration that the back of this building is facing the front of the houses on 2700 West 17th? Does the city know the height of the finished building and if that would include the mechanical and penthouse stairs? Does the city take into consideration that RR-2B zoning would be almost double the height of the adjacent townhomes and more than double the height to the adjacent duplexes? Does the city take into account that the strata building currently only 16th Avenue is only two storeys? Does the city do a traffic study of the area? Would the parking to this building exit onto West 16th Avenue or West 17th Avenue? How much parking will the building supply as the street is already busy partly due to the fact that the Church on the block supplies zero parking spots for its patrons. The Church is not only busy on Sundays but runs programs throughout the week. Does the city take into account if the proposed building fits in with the form and character of existing buildings. As the floor space ratio goes from 0.75 to 2.40 will the city be allowing balconies? I understand the need to densify low density areas but a more appropriate solution to fit into this neighborhood would be row townhomes or multiplexes. on Linkedin Email Does the city take into consideration that the back of this building is facing the front of the houses on 2700 West 17th? Does the city know the height of the finished building and if that would include the mechanical and penthouse stairs? Does the city take into consideration that RR-2B zoning would be almost double the height of the adjacent townhomes and more than double the height to the adjacent duplexes? Does the city take into account that the strata building currently only 16th Avenue is only two storeys? Does the city do a traffic study of the area? Would the parking to this building exit onto West 16th Avenue or West 17th Avenue? How much parking will the building supply as the street is already busy partly due to the fact that the Church on the block supplies zero parking spots for its patrons. The Church is not only busy on Sundays but runs programs throughout the week. Does the city take into account if the proposed building fits in with the form and character of existing buildings. As the floor space ratio goes from 0.75 to 2.40 will the city be allowing balconies? I understand the need to densify low density areas but a more appropriate solution to fit into this neighborhood would be row townhomes or multiplexes. link

    Does the city take into consideration that the back of this building is facing the front of the houses on 2700 West 17th? Does the city know the height of the finished building and if that would include the mechanical and penthouse stairs? Does the city take into consideration that RR-2B zoning would be almost double the height of the adjacent townhomes and more than double the height to the adjacent duplexes? Does the city take into account that the strata building currently only 16th Avenue is only two storeys? Does the city do a traffic study of the area? Would the parking to this building exit onto West 16th Avenue or West 17th Avenue? How much parking will the building supply as the street is already busy partly due to the fact that the Church on the block supplies zero parking spots for its patrons. The Church is not only busy on Sundays but runs programs throughout the week. Does the city take into account if the proposed building fits in with the form and character of existing buildings. As the floor space ratio goes from 0.75 to 2.40 will the city be allowing balconies? I understand the need to densify low density areas but a more appropriate solution to fit into this neighborhood would be row townhomes or multiplexes.

    M Toy asked about 2 years ago

    In this streamlined process for rezonings to Residential Rental zones, architectural drawings are not provided until a future development permit application, if the rezoning is approved by Council. During the Development Permit process, staff will conduct a detailed review of the proposed form of development, including the height, setbacks shadowing impacts etc. Members of the public are given an opportunity during the Development Permit process to submit feedback on the form of development. Traffic studies are not a requirement of the streamlined process district schedule to district schedule rezonings.

    To your point regarding balconies, as per the Residential Rental Design Guidelines, section 1.1 g, “balconies and private terraces should be generally be provided for each dwelling unit”. 

    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. Concerns with existing unauthorized parking should be directed to 311.

    During the early stages of the policy creation phase of the Secured Rental Policy, staff reviewed and tested out architectural fit. This testing, along with detailed staff analysis and stakeholder and public consultation resulted in various building typologies such as that of a 5-storey building as being suitable along arterial roads. 

    As per the creation of the SRP policy, principle eligibility were focused on locations currently zoned RS or RT that is part of a TransLink bus route and that is within close proximity of a neighbourhood shopping area.

  • Share I would like to know what the provisions for parking will be? What kind of screening will be provided for the direct neighbours? How will 25 new units affect the current water system and loads? Same question for the electrical needs? Has there been a survey regarding the mudflat substrate in relation to feasibility of building? on Facebook Share I would like to know what the provisions for parking will be? What kind of screening will be provided for the direct neighbours? How will 25 new units affect the current water system and loads? Same question for the electrical needs? Has there been a survey regarding the mudflat substrate in relation to feasibility of building? on Twitter Share I would like to know what the provisions for parking will be? What kind of screening will be provided for the direct neighbours? How will 25 new units affect the current water system and loads? Same question for the electrical needs? Has there been a survey regarding the mudflat substrate in relation to feasibility of building? on Linkedin Email I would like to know what the provisions for parking will be? What kind of screening will be provided for the direct neighbours? How will 25 new units affect the current water system and loads? Same question for the electrical needs? Has there been a survey regarding the mudflat substrate in relation to feasibility of building? link

    I would like to know what the provisions for parking will be? What kind of screening will be provided for the direct neighbours? How will 25 new units affect the current water system and loads? Same question for the electrical needs? Has there been a survey regarding the mudflat substrate in relation to feasibility of building?

    Kharpe01 asked about 2 years ago

    The development is required to provide off-street parking as per the Parking By-law and has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. Concerns with existing unauthorized parking should be directed to 311.

    As per the Residential Rental Districts Schedules Design Guidelines in section 2.5, underground parking structures should be absolutely minimized and not occupy the full extent of the property in order to provide unimpeded areas for tree planting and rain water infiltration. This will be reviewed at the Development Permit stage along with electrical and water systems. 

  • Share What criteria are there for dealing with the impact of a larger building adjacent to existing small residential buildings? Landscape will have very minimal impact, especially in the short term. Would it be possible to have residents only parking as it common in Kitsilano and other areas if high parking demand? Would the view from across 17th Avenue include the parking garage entry? This is something that would better be located on a lane rather a residential street. on Facebook Share What criteria are there for dealing with the impact of a larger building adjacent to existing small residential buildings? Landscape will have very minimal impact, especially in the short term. Would it be possible to have residents only parking as it common in Kitsilano and other areas if high parking demand? Would the view from across 17th Avenue include the parking garage entry? This is something that would better be located on a lane rather a residential street. on Twitter Share What criteria are there for dealing with the impact of a larger building adjacent to existing small residential buildings? Landscape will have very minimal impact, especially in the short term. Would it be possible to have residents only parking as it common in Kitsilano and other areas if high parking demand? Would the view from across 17th Avenue include the parking garage entry? This is something that would better be located on a lane rather a residential street. on Linkedin Email What criteria are there for dealing with the impact of a larger building adjacent to existing small residential buildings? Landscape will have very minimal impact, especially in the short term. Would it be possible to have residents only parking as it common in Kitsilano and other areas if high parking demand? Would the view from across 17th Avenue include the parking garage entry? This is something that would better be located on a lane rather a residential street. link

    What criteria are there for dealing with the impact of a larger building adjacent to existing small residential buildings? Landscape will have very minimal impact, especially in the short term. Would it be possible to have residents only parking as it common in Kitsilano and other areas if high parking demand? Would the view from across 17th Avenue include the parking garage entry? This is something that would better be located on a lane rather a residential street.

    Jim Breadon asked about 2 years ago

    As new development occurs, there will be an incremental change in the character of the streets. New mixed-use residential buildings, apartments and townhouses will be larger than most existing buildings, but can continue to reflect desirable characteristics of the neighbourhood. The intent is to create missing middle buildings that foster neighbourliness and social connection, and contribute to an evolving streetscape which accommodates more architectural variety as well as diversity of housing options.

    The development is required to provide off-street parking as per the Parking By-law and has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. 

    Concerns with existing unauthorized parking should be directed to 311. If you and your neighbours are interested in requesting a change to your local street parking zone please visit this page to submit and advocate for your case: https://vancouver.ca/streets-transportation/permit-zone-request.aspx 

    Underground parking structures should be absolutely minimized and not occupy the full extent of the property in order to provide unimpeded areas for tree planting and rain water infiltration. 

  • Share Please give an estimated timeframe for this "streamlined" rezoning process and then the development permit application. For example, when will the public hearing for rezoning application take place? If the rezoning is then approved, how long before the development permit application is available for public input? And then how long before the city approves it or not? Are the current tenants entitled to 4-months' renoviction notice and then only once the development permit is approved? Thank you. on Facebook Share Please give an estimated timeframe for this "streamlined" rezoning process and then the development permit application. For example, when will the public hearing for rezoning application take place? If the rezoning is then approved, how long before the development permit application is available for public input? And then how long before the city approves it or not? Are the current tenants entitled to 4-months' renoviction notice and then only once the development permit is approved? Thank you. on Twitter Share Please give an estimated timeframe for this "streamlined" rezoning process and then the development permit application. For example, when will the public hearing for rezoning application take place? If the rezoning is then approved, how long before the development permit application is available for public input? And then how long before the city approves it or not? Are the current tenants entitled to 4-months' renoviction notice and then only once the development permit is approved? Thank you. on Linkedin Email Please give an estimated timeframe for this "streamlined" rezoning process and then the development permit application. For example, when will the public hearing for rezoning application take place? If the rezoning is then approved, how long before the development permit application is available for public input? And then how long before the city approves it or not? Are the current tenants entitled to 4-months' renoviction notice and then only once the development permit is approved? Thank you. link

    Please give an estimated timeframe for this "streamlined" rezoning process and then the development permit application. For example, when will the public hearing for rezoning application take place? If the rezoning is then approved, how long before the development permit application is available for public input? And then how long before the city approves it or not? Are the current tenants entitled to 4-months' renoviction notice and then only once the development permit is approved? Thank you.

    Claudia asked about 2 years ago

    A typical streamlined process usually targets an 8 month turn around period, however there can be delays in the process that may occur. A typical development permit process usually takes around 12 months depending on the size, scale and complexity of the project. 

    A Public Hearing will be scheduled at a later time, please continue monitoring the Shape Your City project page for more details. Information on when the Public Hearing for this item will be happening will be posted here on this page. 

    Further details on the public engagement of the development permit process will be available at a later time after the rezoning process is completed. This process will be handled by staff at the Development, Building and Licensing department. 

    As per the Residential Tenancy Act (provincial legislation), all landlords must provide tenants with 4 months’ notice to end tenancy. This can only be issued after all permits are in place (e.g. development permit, building permit, demolition permit).

  • Share Why 5 stories? (Aside from maximizing revenue for the owners.) This is such a huge departure for the neighbourhood and the area. Most apartments buildings on even more commercial streets (Dunbar, Broadway, Arbutus for example) are just 4 stories. This structure would be monolithic. on Facebook Share Why 5 stories? (Aside from maximizing revenue for the owners.) This is such a huge departure for the neighbourhood and the area. Most apartments buildings on even more commercial streets (Dunbar, Broadway, Arbutus for example) are just 4 stories. This structure would be monolithic. on Twitter Share Why 5 stories? (Aside from maximizing revenue for the owners.) This is such a huge departure for the neighbourhood and the area. Most apartments buildings on even more commercial streets (Dunbar, Broadway, Arbutus for example) are just 4 stories. This structure would be monolithic. on Linkedin Email Why 5 stories? (Aside from maximizing revenue for the owners.) This is such a huge departure for the neighbourhood and the area. Most apartments buildings on even more commercial streets (Dunbar, Broadway, Arbutus for example) are just 4 stories. This structure would be monolithic. link

    Why 5 stories? (Aside from maximizing revenue for the owners.) This is such a huge departure for the neighbourhood and the area. Most apartments buildings on even more commercial streets (Dunbar, Broadway, Arbutus for example) are just 4 stories. This structure would be monolithic.

    C May asked about 2 years ago

    During the early stages of the policy creation phase of the Secured Rental Policy, staff reviewed and tested out architectural fit. This testing, along with detailed staff analysis and stakeholder and public consultation resulted in various building typologies such as that of a 5-storey building as being suitable for the SRP. 

    Sites in low-density transition areas that meet all of the criteria set out in section 2.4 of the Secured Rental Policy may be considered for rezoning, including:

    1. Currently zoned RS or RT (excluding RT-5/5N, RT-7, RT-8 and RT-10/10N);
    2. Located within approximately 400 m from a local shopping area; and
    3. Located within the first block along an arterial near transit and a neighbourhood shopping area

    As per the Secured Rental Policy Low Density Transition Areas Rezoning Guide, staff have identified West 16th Avenue as an arterial road. An arterial road is an arterial road is a high-capacity urban road to deliver traffic from collector roads to freeways or expressway as defined here. As this fits with the eligibility criteria of the Secured Rental Policy, rezoning under the RR-2B district schedule to allow for a 5-storey rental building is permitted. 

    In this streamlined process for rezonings to Residential Rental zones, architectural drawings are not provided until a future development permit application, if the rezoning is approved by Council. During the Development Permit process, staff will conduct a detailed review of the proposed form of development, such as the height, setbacks, shadow impact etc. Members of the public are given an opportunity during the Development Permit process to submit feedback of the form on development. 

     

     

  • Share 1) Appendix E Building Standards gives yard minimums, e.g. RR-2B Side Yard 8ft. Does that include balconies? 2) I haven't come across any mention of parking in the rezoning materials. Will it be underground as part of the proposed building? Or on the street? Parking on this block is already in high demand because of Choices' shoppers and commuters from farther out parking here to catch the bus downtown. on Facebook Share 1) Appendix E Building Standards gives yard minimums, e.g. RR-2B Side Yard 8ft. Does that include balconies? 2) I haven't come across any mention of parking in the rezoning materials. Will it be underground as part of the proposed building? Or on the street? Parking on this block is already in high demand because of Choices' shoppers and commuters from farther out parking here to catch the bus downtown. on Twitter Share 1) Appendix E Building Standards gives yard minimums, e.g. RR-2B Side Yard 8ft. Does that include balconies? 2) I haven't come across any mention of parking in the rezoning materials. Will it be underground as part of the proposed building? Or on the street? Parking on this block is already in high demand because of Choices' shoppers and commuters from farther out parking here to catch the bus downtown. on Linkedin Email 1) Appendix E Building Standards gives yard minimums, e.g. RR-2B Side Yard 8ft. Does that include balconies? 2) I haven't come across any mention of parking in the rezoning materials. Will it be underground as part of the proposed building? Or on the street? Parking on this block is already in high demand because of Choices' shoppers and commuters from farther out parking here to catch the bus downtown. link

    1) Appendix E Building Standards gives yard minimums, e.g. RR-2B Side Yard 8ft. Does that include balconies? 2) I haven't come across any mention of parking in the rezoning materials. Will it be underground as part of the proposed building? Or on the street? Parking on this block is already in high demand because of Choices' shoppers and commuters from farther out parking here to catch the bus downtown.

    Claudia asked about 2 years ago

    In the Residential Rental Districts Design Guidelines balconies are only included in the front and backyard projections, side yards do not include this.

    The development is required to provide off-street parking as per the Parking By-law and has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. 

    Concerns with existing unauthorized parking should be directed to 311.

  • Share With an increase in density, how will parking problems be prevented on West 17th street? What measures are in place to ensure that height of this building is in character with the rest of the street? What measures are in place to ensure that an adequate amount of green space is incorporated within this development? on Facebook Share With an increase in density, how will parking problems be prevented on West 17th street? What measures are in place to ensure that height of this building is in character with the rest of the street? What measures are in place to ensure that an adequate amount of green space is incorporated within this development? on Twitter Share With an increase in density, how will parking problems be prevented on West 17th street? What measures are in place to ensure that height of this building is in character with the rest of the street? What measures are in place to ensure that an adequate amount of green space is incorporated within this development? on Linkedin Email With an increase in density, how will parking problems be prevented on West 17th street? What measures are in place to ensure that height of this building is in character with the rest of the street? What measures are in place to ensure that an adequate amount of green space is incorporated within this development? link

    With an increase in density, how will parking problems be prevented on West 17th street? What measures are in place to ensure that height of this building is in character with the rest of the street? What measures are in place to ensure that an adequate amount of green space is incorporated within this development?

    A person concerned asked about 2 years ago

    The development is required to provide off-street parking as per the Parking By-law and has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. 

    Please refer to section 7 on the Residential Rental Design Guidelines regarding general landscaping guidelines.

    Please also note in this streamlined process for rezonings to Residential Rental zones, architectural drawings are not provided until a future development permit application, if the rezoning is approved by Council. During the Development Permit process, staff will conduct a detailed review of the proposed form of development, including the height, setbacks, privacy impacts and potential inclusions of green space. Members of the public are given an opportunity during the Development Permit process to submit feedback on the form of development.

  • Share Here’s a dumb question - are these rental apartments considered “affordable” ? Please elaborate on Secured Rental Policy. Thanks you. on Facebook Share Here’s a dumb question - are these rental apartments considered “affordable” ? Please elaborate on Secured Rental Policy. Thanks you. on Twitter Share Here’s a dumb question - are these rental apartments considered “affordable” ? Please elaborate on Secured Rental Policy. Thanks you. on Linkedin Email Here’s a dumb question - are these rental apartments considered “affordable” ? Please elaborate on Secured Rental Policy. Thanks you. link

    Here’s a dumb question - are these rental apartments considered “affordable” ? Please elaborate on Secured Rental Policy. Thanks you.

    A & B Sound asked about 2 years ago

    This proposal is being rezoned to RR-2B, which requires the tenure to be rental, but does not require a component of below market affordability. 

    Only projects proposing a 6-storey building, as per section 4 of the Secured Rental Policy, are required to achieve a minimum of 20% below-market units.