2726-2734 W 16th Ave rezoning application

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.

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. 

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. 

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).

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. 

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.

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.

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.