5526-5592 Granville St and 1498 W 39th Ave rezoning application

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We would like your feedback on a rezoning application at 5526-5592 Granville St and 1498 W 39th Ave. The zoning would change from RS-5 (Residential) District to RR-3B (Residential Rental) District.

The RR-3B District allows for:

  • A 6-storey mixed-use apartment building where all units are secured as market rental;
  • At least 20% of residential floor area secured as below-market rental; and
  • A floor space ratio (FSR) up to 3.5.

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-3B. 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 5526-5592 Granville St and 1498 W 39th Ave. The zoning would change from RS-5 (Residential) District to RR-3B (Residential Rental) District.

The RR-3B District allows for:

  • A 6-storey mixed-use apartment building where all units are secured as market rental;
  • At least 20% of residential floor area secured as below-market rental; and
  • A floor space ratio (FSR) up to 3.5.

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-3B. 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:

‚ÄčThe virtual open house and Q&A has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from November 21, 2022 to December 11, 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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    1. What car parking requirements will be applied to the building 2. How many units are within the building 3. How long will the construction take 4. What compensation will be attributed to homes impacted by this development

    Adall asked 6 months ago

    Parking, loading and bicycle spaces must align with the Parking By-law and will be reviewed at the time of a development permit application, when architectural drawings are submitted. 

    The number of units will also be provided by the applicant at the development permit stage, and will be informed by design guidelines for residential rental districts and by other zoning regulations including minimum and maximum unit sizes, and the number of required family units.

    The applicant estimates construction time will be around 24 months. 

    The proposal benefits the neighbourhood by adding commercial units to an existing commercial area, which will increase the commercial mix and viability. It also adds new secured-rental housing units, where there is a significant need.

    See the Housing Needs Report for the City of Vancouver at https://vancouver.ca/files/cov/pds-housing-policy-housing-needs-report.pdf.

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    How many units are planned for the building? 1 bd? 2 bd? 3 bd? What kind of parking will be provided? From where will the parking be accessed? W 39th? W 40th? Granville St.?

    GW asked 6 months ago

    The proposal is to rezone to the RR-3B district. The RR-3B district allows for a density up to 3.5 FSR and a maximum height of 6 storeys. The number of units will be provided by the applicant at the Development Permit stage, and will be informed by design guidelines for residential rental districts and by other zoning regulations including minimum and maximum unit sizes, and the number of required family units.

    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. Given the site and building form, this will include underground parking, which will be accessed from the lane.

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    What are the ceiling heights on each floor? What is the total height of the building? Thank you

    Pete D asked 6 months ago

    The overall building height and the ceiling height for each floor will be provided by the applicant at the Development Permit stage. The heights are not required at the rezoning stage, because the project is being rezoned to the RR-3B district schedule which has prescriptive guidelines, including a six-storey limit and a maximum height of 22.0 m.

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    Breakdown of different types of market rental Parking underground Who is doing property management screening of renters for safety of neighborhood Impact on my property value May I raise my fence to increase my privacy Where is the public open house do we can gather to ask wuestu

    Georgia Nemetz asked 6 months ago

    The proposal is to rezone to the RR-3B district. The RR-3B district allows for a density up to 3.5 FSR and a maximum height of 6 storeys. The number of units will be provided by the applicant at the Development Permit stage, and will be informed by design guidelines for residential rental districts and by other zoning regulations including minimum and maximum unit sizes, and the number of required family units.

    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. Given the site and building form, this will include underground parking, which will be accessed from the lane.

    Future tenants will be determined by the property owner.

    Information on fence height can be found at https://vancouver.ca/home-property-development/fences-and-walls.aspx.

    The three week virtual open house has replaced the previous one evening in-person open houses. The three week open house ensures residents have sufficient time to review the proposed development, ask questions and review responses to other people’s questions. Comments from the public are also collected throughout the rezoning application process, and will be summarized for Council to consider if the project proceeds to Public Hearing.  

Page last updated: 01 Mar 2023, 09:12 AM