1749-1769 E 33rd Ave rezoning application

Economic testing of projects advanced under City programs have demonstrated that these types of applications do not generate land value increases that would support Community Amenity Contributions (CACs). It has also illustrated that the additional density available through programs such as the Secured Rental Policy is necessary to enable rental projects to be viable development options in comparison to what can be built under existing zones. Accordingly, five storey rental projects in RS zones such as this are exempt form CACs.

Thank you for your comments. Staff will include a summary of comments provided from the public in a Council report if the project proceeds for Council consideration.

All rezoning applications considered under this policy will be expected to meet the Green Buildings Policy for Rezonings, and to employ zero emissions heating and hot water systems in the building, achieving a greenhouse gas intensity (GHGI) of 3 kg/m2 or less. 

For more information on these requirements, please refer to the Green Buildings Policy for Rezonings and the Green Buildings Policy for Rezonings – Process and Requirements Administration Bulletin.

An on-site treatment sewage facility is not a requirement of the Green Buildings Policy.

The proposed RR-2B zoning allows for a maximum density of 2.2 and a maximum height of 5 stories. The exact number of units for this particular site will depend on the building form (apartments, townhouses, hybrid, etc.) and will be provided by the applicant at the development permit stage. Please refer to the RR guidelines for more information: https://guidelines.vancouver.ca/guidelines-rr-districts.pdf

A minimum of 35 percent two or three bedroom units is required as a condition of use for every rental development, to ensure the delivery of housing options suitable for families. For apartment buildings, such as this, it is recommended that 10 percent be reserved for three bedroom units where possible.

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 parking by-law, includes provisions for vehicle parking for both residents and visitors, and may also include requirements for passenger loading on-site.  

Access to amenities was considered as part of the policy work on the Secured Rental Policy, and broadly the locational criteria intend to focus opportunities for new rental housing in areas that are well-served by existing amenities, shops and services as well as public transit that enables residents to access amenities elsewhere in the city (and region). We recognize that the type and capacity of different amenities that currently exist across these parts of Vancouver does vary. As part of the Vancouver Plan, the City is taking a deeper look at how amenities are funded and delivered to meet the needs of a growing population, where additional amenities are needed most and where significant growth is occurring. Other relevant work underway that addresses amenities includes the 10 Year Capital Strategic Outlook and the DCL Program Update. All rental projects do pay Utilities DCLs and Translink DCCs, which help fund essential infrastructure upgrades and expansion of the transit network, and many also pay City-wide DCLs that help fund things like parks, childcare facilities and social housing.

Rezoning policy for this site does not stipulate rental rate only that the buildings must be used only as rental housing. In such cases, rental rates are typically determined by the rental market as compared to being offered at a subsidized rate.

Extensive financial feasibility testing was conducted as part of the work to develop the RR zones and associated updates to the Secured Rental Policy. That analysis demonstrates that even at the densities permitted, building secured rental housing is still often only marginally viable. Very high and increasing land and construction costs are major factors. Reducing the scale of the project (and therefore the number of new rental units that could be delivered) would impact viability and likely make it infeasible to proceed with construction. Details of the financial testing can be found in Appendix J of the Council Report, and under the Rental incentives review documents tab on our webpage here.

For more information on the developer’s experience, please contact them directly. To reach them, please see the applicant contact information, to the right of this page.

We do not collect information on the project management plan at the rezoning stage. A review of proposed building exteriors and landscaping would be completed as part of the development permit process.

Secured Market Rental projects are required to be used only as rental housing. In such cases rents are determined by the rental market as compared to being offered at a subsidized rate.

As part of the application process for proposals coming in under the Secured Market Rental Policy, architectural drawings are not required. Detailed drawings will be provided at the development permit stage and staff will assess the proposal using Council approved RR zone bylaws and guidelines. Site specific shadowing impacts will be reviewed at this stage. During the development of the RR zones, staff analyzed shadowing impacts on adjacent properties resulting from apartment forms at five and six storeys. The resulting regulations contained within the RR zone bylaws and guidelines reflect the outcomes of these analyses to help limit shadowing by new developments with a priority on rear yards of adjacent properties.  

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 parking by-law, includes provisions for vehicle parking for both residents and visitors, and may also include requirements for passenger loading on-site.  Given this requirement, good access to transit, and existing parking regulations in the area, staff do not anticipate impacts to on-street parking for existing residents.

As part of the rezoning process, Engineering staff review the application with respect 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.