859-883 E 33rd Ave and 4895 St. Catherines St rezoning application

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This application was approved by Council at Public Hearing on July 10, 2025

The City of Vancouver has received an application to rezone the subject site from R1-1 (Residential Inclusive) District to RR-2B (Residential Rental) District. The proposal includes:

  • A 5-storey residential rental building;
  • A partial storey for rooftop amenity space (optional); 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 at Public Hearing on July 10, 2025

The City of Vancouver has received an application to rezone the subject site from R1-1 (Residential Inclusive) District to RR-2B (Residential Rental) District. The proposal includes:

  • A 5-storey residential rental building;
  • A partial storey for rooftop amenity space (optional); 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:

Consultation has concluded

The opportunity to ask questions through the Q&A is available from October 2 to October 15, 2024. 

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 Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

  • Share Similar to the adjacent property under development, I have always been concerned that this block is a very wet area. From an old Vancouver archive book at the local library (“Vancouver, A Visual History” by Bruce MacDonald), there was an underground river running under this block, which I understand has long been buried into a conduit. What are the plans to avoid disturbing the underground water flow when digging out the underground parking and setting the foundation? on Facebook Share Similar to the adjacent property under development, I have always been concerned that this block is a very wet area. From an old Vancouver archive book at the local library (“Vancouver, A Visual History” by Bruce MacDonald), there was an underground river running under this block, which I understand has long been buried into a conduit. What are the plans to avoid disturbing the underground water flow when digging out the underground parking and setting the foundation? on Twitter Share Similar to the adjacent property under development, I have always been concerned that this block is a very wet area. From an old Vancouver archive book at the local library (“Vancouver, A Visual History” by Bruce MacDonald), there was an underground river running under this block, which I understand has long been buried into a conduit. What are the plans to avoid disturbing the underground water flow when digging out the underground parking and setting the foundation? on Linkedin Email Similar to the adjacent property under development, I have always been concerned that this block is a very wet area. From an old Vancouver archive book at the local library (“Vancouver, A Visual History” by Bruce MacDonald), there was an underground river running under this block, which I understand has long been buried into a conduit. What are the plans to avoid disturbing the underground water flow when digging out the underground parking and setting the foundation? link

    Similar to the adjacent property under development, I have always been concerned that this block is a very wet area. From an old Vancouver archive book at the local library (“Vancouver, A Visual History” by Bruce MacDonald), there was an underground river running under this block, which I understand has long been buried into a conduit. What are the plans to avoid disturbing the underground water flow when digging out the underground parking and setting the foundation?

    Joe 33rd asked 10 months ago

    October 22, 2024 update:  As part of the Engineering review, historic waterways are mapped and then measured for proximity to the site for determining if a Natural Watercourse Covenant must be entered into for protection of the continued flow. It is the Developer’s responsibility to design and manage plans for water flow on the site.

  • Share Given the proximity to Grays Park, will there be any shadow cast by the building that would impact the public realm? Is solar access to Grays Park protected until 4pm on the spring and fall equinox? Without a design in this submission, how can solar access criteria be reviewed? on Facebook Share Given the proximity to Grays Park, will there be any shadow cast by the building that would impact the public realm? Is solar access to Grays Park protected until 4pm on the spring and fall equinox? Without a design in this submission, how can solar access criteria be reviewed? on Twitter Share Given the proximity to Grays Park, will there be any shadow cast by the building that would impact the public realm? Is solar access to Grays Park protected until 4pm on the spring and fall equinox? Without a design in this submission, how can solar access criteria be reviewed? on Linkedin Email Given the proximity to Grays Park, will there be any shadow cast by the building that would impact the public realm? Is solar access to Grays Park protected until 4pm on the spring and fall equinox? Without a design in this submission, how can solar access criteria be reviewed? link

    Given the proximity to Grays Park, will there be any shadow cast by the building that would impact the public realm? Is solar access to Grays Park protected until 4pm on the spring and fall equinox? Without a design in this submission, how can solar access criteria be reviewed?

    MarxistAwakening asked 10 months ago

    Shadow studies and architectural drawings are not provided or reviewed during this rezoning stage. Without any drawings for the proposed Form of Development, it is hard to assume the shadows casting on nearby parks. Shadowing impacts will be reviewed by the Parks Board and Development Planning during a future Development Permit process to provide recommendations to mitigate any shadows on public parks. 

  • Share When Alabaster's sister property (currently being built at 809 E.33rd, next to this proposed sight), I believed there was language written in some policy about the City trying to do incremental increases in densification. In this one block of 800 E.33rd, Alabaster is increasing densification from 8 single family homes (pre-Alabaster) to two buildings with a total of approx 200 housing units (current building plus this proposal). Is this the City's definition of 'incremental' increase in densification? Is there any consideration at this point to reduce the number of storeys (and hence number of units) of the proposed development since 100 units has already been approved? on Facebook Share When Alabaster's sister property (currently being built at 809 E.33rd, next to this proposed sight), I believed there was language written in some policy about the City trying to do incremental increases in densification. In this one block of 800 E.33rd, Alabaster is increasing densification from 8 single family homes (pre-Alabaster) to two buildings with a total of approx 200 housing units (current building plus this proposal). Is this the City's definition of 'incremental' increase in densification? Is there any consideration at this point to reduce the number of storeys (and hence number of units) of the proposed development since 100 units has already been approved? on Twitter Share When Alabaster's sister property (currently being built at 809 E.33rd, next to this proposed sight), I believed there was language written in some policy about the City trying to do incremental increases in densification. In this one block of 800 E.33rd, Alabaster is increasing densification from 8 single family homes (pre-Alabaster) to two buildings with a total of approx 200 housing units (current building plus this proposal). Is this the City's definition of 'incremental' increase in densification? Is there any consideration at this point to reduce the number of storeys (and hence number of units) of the proposed development since 100 units has already been approved? on Linkedin Email When Alabaster's sister property (currently being built at 809 E.33rd, next to this proposed sight), I believed there was language written in some policy about the City trying to do incremental increases in densification. In this one block of 800 E.33rd, Alabaster is increasing densification from 8 single family homes (pre-Alabaster) to two buildings with a total of approx 200 housing units (current building plus this proposal). Is this the City's definition of 'incremental' increase in densification? Is there any consideration at this point to reduce the number of storeys (and hence number of units) of the proposed development since 100 units has already been approved? link

    When Alabaster's sister property (currently being built at 809 E.33rd, next to this proposed sight), I believed there was language written in some policy about the City trying to do incremental increases in densification. In this one block of 800 E.33rd, Alabaster is increasing densification from 8 single family homes (pre-Alabaster) to two buildings with a total of approx 200 housing units (current building plus this proposal). Is this the City's definition of 'incremental' increase in densification? Is there any consideration at this point to reduce the number of storeys (and hence number of units) of the proposed development since 100 units has already been approved?

    The other Jen asked 10 months ago

    This rezoning application is enabled by the Secured Rental Policy, which was updated by Council in 2021 to support the addition of new rental housing in “low density transition areas” close to public transit, shopping, parks and schools. The policy does not make specific reference to “incremental increases in densification” or require a reduction in the number of storeys if similar rezoning projects have been approved nearby. Rather, the policy only applies to properties adjacent to arterial roads and at locations determined through a block-by-block basis analysis when the policy was developed. As can be seen in this map, eligibility for new rental housing along 33rd Avenue in this area, ends at Gray’s Park.

  • Share Is there underground parking for these tenants ? If not , what is the plan ? Will there be permit residence parking ? How many additional cars will this build add to other neighborhood ? Does the city have an estimate ? on Facebook Share Is there underground parking for these tenants ? If not , what is the plan ? Will there be permit residence parking ? How many additional cars will this build add to other neighborhood ? Does the city have an estimate ? on Twitter Share Is there underground parking for these tenants ? If not , what is the plan ? Will there be permit residence parking ? How many additional cars will this build add to other neighborhood ? Does the city have an estimate ? on Linkedin Email Is there underground parking for these tenants ? If not , what is the plan ? Will there be permit residence parking ? How many additional cars will this build add to other neighborhood ? Does the city have an estimate ? link

    Is there underground parking for these tenants ? If not , what is the plan ? Will there be permit residence parking ? How many additional cars will this build add to other neighborhood ? Does the city have an estimate ?

    10 months ago

    If the proposal is approved, 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 applicant has indicated that there will be underground parking for this project.  

  • Share With the plan to re-zone, has the city taken into consideration the lack of amenities available to the new unit. For example, a full school district. Only ONE grocery store at Fraser and 28th, and not to mention an already planned unit that is being built adding to the congestion ? Have you also thought about how congested 33rd and Fraser will be for drivers, and the parking situation? on Facebook Share With the plan to re-zone, has the city taken into consideration the lack of amenities available to the new unit. For example, a full school district. Only ONE grocery store at Fraser and 28th, and not to mention an already planned unit that is being built adding to the congestion ? Have you also thought about how congested 33rd and Fraser will be for drivers, and the parking situation? on Twitter Share With the plan to re-zone, has the city taken into consideration the lack of amenities available to the new unit. For example, a full school district. Only ONE grocery store at Fraser and 28th, and not to mention an already planned unit that is being built adding to the congestion ? Have you also thought about how congested 33rd and Fraser will be for drivers, and the parking situation? on Linkedin Email With the plan to re-zone, has the city taken into consideration the lack of amenities available to the new unit. For example, a full school district. Only ONE grocery store at Fraser and 28th, and not to mention an already planned unit that is being built adding to the congestion ? Have you also thought about how congested 33rd and Fraser will be for drivers, and the parking situation? link

    With the plan to re-zone, has the city taken into consideration the lack of amenities available to the new unit. For example, a full school district. Only ONE grocery store at Fraser and 28th, and not to mention an already planned unit that is being built adding to the congestion ? Have you also thought about how congested 33rd and Fraser will be for drivers, and the parking situation?

    Maxie asked 10 months ago

    Thank you for your comments.

    The City coordinates with the Vancouver School Board (VSB) to monitor development while recognizing there is an overall surplus capacity within the system even if individual schools may be at capacity.  VSB continues to monitor development and work with the City to help plan for future growth.

    As part of the rezoning process, Engineering staff are currently reviewing the application with respect to 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.