1325 W 70th Ave rezoning application

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We would like your feedback on a rezoning application at 1325 W 70th Ave. The proposal is to allow for the development of a 6-storey residential building. The zoning would change from RM-3A (multiple dwelling) to CD-1 (comprehensive development). The proposal includes:

  • 65 secured market rental units
  • Floor space ratio (FSR) of 2.38
  • Floor area of 4,492.6 sq. m (48,358.3 sq. ft.)
  • Maximum height of 19.1 m (62.5 ft.)
  • 50 vehicle parking spaces and 112 bicycle parking spaces

The application is being considered under the Marpole Community Plan.

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 1325 W 70th Ave. The proposal is to allow for the development of a 6-storey residential building. The zoning would change from RM-3A (multiple dwelling) to CD-1 (comprehensive development). The proposal includes:

  • 65 secured market rental units
  • Floor space ratio (FSR) of 2.38
  • Floor area of 4,492.6 sq. m (48,358.3 sq. ft.)
  • Maximum height of 19.1 m (62.5 ft.)
  • 50 vehicle parking spaces and 112 bicycle parking spaces

The application is being considered under the Marpole Community Plan.

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.


The virtual open house has concluded. Please use the “Send your comments” tab or contact the Planner directly for any further feedback. Thank you for participating.
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    Has the city considered the impact on traffic in the neighbourhood, especially the lane between Hudson and Montcalm and the intersecting lane parallel to 70th which will access the rear of the development? There is already concern about the redevelopment of David Lloyd George School having vehicle parking access only from the North end of this lane. This will cause an exponential increase in traffic in a lane designed only for access to the adjoining single family or duplex homes. The added volume from a development of this scale will be unworkable. The neighbourhood is surrounded by high volume thoroughfares (Oak, Granville, 70th and Park) and already gets overwhelmed by overflow, especially Hudson as Montcalm is not a through street. Parking for residents is already a problem with Marpole Place, a church and a daycare putting pressure on street parking.

    Hudsonres asked 2 months ago

    Thank you for sharing your comments and concerns. Your comments here will also be summarized anonymously with other public feedback and included in the report to Mayor and Council for the Public Hearing. As this project is not affiliated with the David Lloyd George Elementary Replacement School, we encourage you to reach out the project team for more information about how traffic and parking will be handled. An overview of the transportation priorities, including future improvements are summarized in Chapter 9 of the Marpole Plan. It is also possible to request a new/changed permit zone for local residential parking in high-demand areas. We encourage you and your neighbors to investigate this option as we are hearing many concerns about parking in this area.

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    There were problems with the last building that involved the police. Is the new building going to be owned and managed by the same people or is there a new owner and/or manager.

    Dee asked 2 months ago

    Ownership of the building has not changed. Typically management of the building is arranged as it approaches construction completion and is regulated under the Real Estate Services Act of British Columbia.

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    Has the design been checked against the 2019 BC Housing Design Guidelines and Construction Standards as well as the Crime Prevention Through Environmental Design principles?

    Dee asked 2 months ago

    The BC Housing Design Guidelines & Construction Standards provide guidelines and standards for affordable housing projects whose capital and/or operating budgets are funded or financed by BC Housing. As this project is not funded through this program, it is not required to follow these guidelines. The Vancouver Building By-law and associated bulletins will apply. Adherence to Crime Prevention Through Environmental Design (CPTED) principles will be included as a condition of approval.

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    Your shadow study shows that the property behind the redevelopment will be in the shade most of the year. I would like to see what the shadows would be like for a 4- and 5-storey building. Thank-you

    Dee asked 2 months ago

    Shadow studies are created to reflect the proposed building. Showing the implications of different types of building forms is not a requirement of this project. Staff assess and analyze applications based on specific proposals and information on alternative building forms are not a requirement.

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    Thank you for the additional information. I have reviewed a similar 'Conditions of Approval' for 8615 Laurel Street (a nearby similar development) and there is very little input into the public realm improvements. How can I be sure that these recommendations will be passed on to the developer? Indeed the set back and property line have been revised to adhere to the intended 30.0m W 70th Ave road dedication. It is necessary that there is a review of the boulevard, street trees, and sidewalk to allow for a more pleasant pedestrian corridor, especially in the hot summer months. The current proposed plan is to have the trees remain on the site, yet the street trees that would typically separate the roadway and the sidewalk are missing. I would also like to express that a preferred sidewalk width of 2.4m, as per 'Engineering Design Manual 8.4.3.1.', is requested. The current 1.5m sidewalk is less than the minimum 2.1m and will need to be rebuilt anyways.

    Joel asked 2 months ago

    Engineering has provided public realm dimensions, and we can confirm there will be a requirement for constructing a new 2.44 m (8 ft.) wide sidewalk. The application drawings do not depict new street trees in their drawings but they will be required to provide them. Typically the final spacing, quantity, and location, is determined later in the process under the approval of a City Arborist. Both of these requirements will be included under the Conditions of Approval.

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    As per 6.1.5. of the Marpole Community Plan, how is this application preparing to "provide public realm improvements that include increased sidewalk width, street trees and amenities such as seating, and bike racks, etc."?

    Joel asked 2 months ago

    When the rezoning report is written and presented to Council, it contains an appendix called “Conditions of Approval”. This appendix outlines all the design and legal requirements the project must meet in order to be constructed. In this appendix, staff will be adding requirements for providing public realm improvements such as new sidewalks, curbs, gutters, grass boulevard, additional street trees, and upgraded street lighting. The landscape plan also illustrates how the building will be set back from W 70th Ave to retain the existing trees.

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    Has the city considered the impact of the height on the neighbourhood to the rear of the proposed development? The proposed height is out of scale with the surrounding neighbourhood, especially to the rear which is comprised of single family and duplex homes. To homes that share the lane between Hudson and Montcalm streets the building will be a visually overwhelming wall affecting the light and open feel of these homes. The architectural features to soften the perception of height do nothing for the rear. I would prefer height be limited to three stories but realize that this is not realistic. After speaking with neighbours I believe that most would consider four stories an acceptable compromise. The smaller scale would also reduce the impact on the area infrastructure which already suffers from gridlock and parking problems much of the time.

    Hudsonres asked 2 months ago

    Thank you for sharing your comments and concerns. Design guidelines for residential projects are on page 74 of the Marpole Plan. It outlines specific ways buildings should be designed to respond to the local neighbourhood. Your comments here will also be summarized anonymously with other public feedback and included in the report to Mayor and Council for the Public Hearing.

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    Is it correct that the hedge at the back which hides almost all the building will not be kept?

    Dee asked 2 months ago

    Correct, these cedar trees have been marked for removal in this proposal. The arbourist report indicates that removing the existing concrete wall and stairwell would result in significant root damage and soil disturbance causing instability. The landscape plan indicates there will be new trees and shrubs at the lane to better integrate with the existing proposal.

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    Why is the number of parking stalls less than the number of units? How to ensure cars do not overflow and stress nearby street parking?

    ancienttrain asked 3 months ago

    All project are required to meet the parking by-law. Chapter 9 of the Marpole Plan summarizes the street and transportation infrastructure needed to accommodate growth. This development has immediate proximity to public transit. It is situated within 120 m to bus route #100 southbound Hudson St at W 70th Ave, 260 m of bus route #100 eastbound W 70th Ave at French St, and 1400 m to the Marine Dr. Canada Line Station.

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    The shadow analysis proves that the family houses on the Northside of the proposed 6 storey rental building will lose sunlight for a significant number of cold months. Also, these family houses will face a tall 6 storey structure only 20 feet from the property line or 23 feet from the south-facing living room windows. This will make those family houses less healthy, less marketable, and less valuable to the owners and future buyers. The developer should be required to offer to buy the first row of family houses on the north edge of the development as a condition of the permit. The acquired row of land would add more green space to the proposed development. With this requirement, the developer could perhaps add a few more rental units to the current capacity as an incentive. Could this be considered a win-win option?

    Marek asked 3 months ago

    Thank you for sharing your concern about the shadowing of the properties to the north. Page 49 of the Marpole Plan outlines the design requirements for the site. It includes measures to minimize shadow impacts to these properties at noon on the equinoxes. The city cannot compel the applicant to purchase the properties to the north, however your idea has been noted and passed along to them.