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1749-1769 E 33rd Ave rezoning application

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This application was approved by Council at Public Hearing on April 9, 2024.

We would like your feedback on a rezoning application at 1749-1769 E 33rd Ave. The proposal is to allow for the development of a five-storey rental residential building fronting 33rd Ave and a four-storey rental residential building fronting the rear lane. The zoning would change from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 109 secured market rental units;
  • A combined floor space ratio (FSR) of 2.2;
  • A combined floor area of 6,626 sq. m (71,329 sq. ft.);
  • A building height of 16.7 m (55 ft.) (south building) and 15.4 m (46 ft.) (north building) with additional height for a rooftop amenity space in the south building; and
  • 37 vehicle parking spaces and 170 bicycle parking spaces.

The application is being considered under the Secured Rental Policy.

The previous application proposing to rezone from R1-1 (Residential Inclusive) district to RR-2B (Residential Rental) district has been withdrawn. Key changes from the previous version include:

  • Rezoning to site-specific CD-1.
  • Addition of a four-storey residential building fronting the lane.

The new application proposes rezoning to CD-1, as the site’s irregularity in terms of depth and slope meant an RR District was not workable. The site’s depth and existing rear lane provide flexibility for an additional rear (north) building on site, in keeping with the Secured Rental Policy (SRP). The proposed rear (north) apartment building appears as 3 storeys from the internal courtyard and 4 storeys at the lane, given the site’s slope. The proposal meets the intent of the SRP Policy and generally complies with the accompanying Residential Rental Districts Schedules Design Guidelines.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


 

We would like your feedback on a rezoning application at 1749-1769 E 33rd Ave. The proposal is to allow for the development of a five-storey rental residential building fronting 33rd Ave and a four-storey rental residential building fronting the rear lane. The zoning would change from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 109 secured market rental units;
  • A combined floor space ratio (FSR) of 2.2;
  • A combined floor area of 6,626 sq. m (71,329 sq. ft.);
  • A building height of 16.7 m (55 ft.) (south building) and 15.4 m (46 ft.) (north building) with additional height for a rooftop amenity space in the south building; and
  • 37 vehicle parking spaces and 170 bicycle parking spaces.

The application is being considered under the Secured Rental Policy.

The previous application proposing to rezone from R1-1 (Residential Inclusive) district to RR-2B (Residential Rental) district has been withdrawn. Key changes from the previous version include:

  • Rezoning to site-specific CD-1.
  • Addition of a four-storey residential building fronting the lane.

The new application proposes rezoning to CD-1, as the site’s irregularity in terms of depth and slope meant an RR District was not workable. The site’s depth and existing rear lane provide flexibility for an additional rear (north) building on site, in keeping with the Secured Rental Policy (SRP). The proposed rear (north) apartment building appears as 3 storeys from the internal courtyard and 4 storeys at the lane, given the site’s slope. The proposal meets the intent of the SRP Policy and generally complies with the accompanying Residential Rental Districts Schedules Design Guidelines.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


 

This application was approved by Council at Public Hearing on April 9, 2024.

The opportunity to ask questions through the Q&A is available from March 13 to April 2, 2023. 

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.

  • Share What consultation about this development has been performed with indigenous peoples, e.g. Musqueam, Squamish, Tsleil-Waututh, Metis, etc? on Facebook Share What consultation about this development has been performed with indigenous peoples, e.g. Musqueam, Squamish, Tsleil-Waututh, Metis, etc? on Twitter Share What consultation about this development has been performed with indigenous peoples, e.g. Musqueam, Squamish, Tsleil-Waututh, Metis, etc? on Linkedin Email What consultation about this development has been performed with indigenous peoples, e.g. Musqueam, Squamish, Tsleil-Waututh, Metis, etc? link

    What consultation about this development has been performed with indigenous peoples, e.g. Musqueam, Squamish, Tsleil-Waututh, Metis, etc?

    mstev asked over 1 year ago

    The City’s standard engagement practice for standard rezoning applications does not include targeted consultation with the Musqueam, Squamish & Tsleil-Waututh First Nations, or other urban indigenous organizations. Engagement opportunities related to this type of rezoning application are offered via a site sign, postcard mail out to the neighbouring area, and a virtual open house hosted on the Shape Your City webpage. At the time of Public Hearing, the neighbourhood will receive another postcard mail out notifying of the meeting date, and opportunities to provide feedback to Council. 

    The engagement summary for the SRP policy can be found here. 

  • Share I am concerned about how this building may increase traffic on East 32nd ave, which already sees vehicles using it as an arterial, instead of 33rd. With many children crossing 32nd to get to and from school (and no traffic calming or crosswalks) how will this risk be addressed? on Facebook Share I am concerned about how this building may increase traffic on East 32nd ave, which already sees vehicles using it as an arterial, instead of 33rd. With many children crossing 32nd to get to and from school (and no traffic calming or crosswalks) how will this risk be addressed? on Twitter Share I am concerned about how this building may increase traffic on East 32nd ave, which already sees vehicles using it as an arterial, instead of 33rd. With many children crossing 32nd to get to and from school (and no traffic calming or crosswalks) how will this risk be addressed? on Linkedin Email I am concerned about how this building may increase traffic on East 32nd ave, which already sees vehicles using it as an arterial, instead of 33rd. With many children crossing 32nd to get to and from school (and no traffic calming or crosswalks) how will this risk be addressed? link

    I am concerned about how this building may increase traffic on East 32nd ave, which already sees vehicles using it as an arterial, instead of 33rd. With many children crossing 32nd to get to and from school (and no traffic calming or crosswalks) how will this risk be addressed?

    Olive asked over 1 year ago

    The City’s Engineering staff is currently reviewing the application with respect to transportation impacts, traffic, and safety, and, if identified, may include development conditions for off-site improvements (such as stop lights, improved lighting or laneway speed bumps) to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site (along the lane or 33rd Avenue). Improvements to 32nd Avenue would be conditioned through future rezoning applications on that road.  

  • Share Data shows that our neighbourhood already experiences some of the highest temperatures in the city (page 11 - https://vancouver.ca/files/cov/2022-06-15-updates-to-extreme-heat-response-plans-for-2022.pdf), and that buildings in close proximity to one another, as well as loss of trees and green space, exacerbate the urban heat island effect (https://climateatlas.ca/urban-heat-island-effect). In consideration of the City's own climate adaptation strategy and it's goals to "Integrate a climate change adaptation lens into local policies, strategies and planning and Improve climate resilience of built systems, natural systems and human systems," how will this issue be addressed, in keeping with these commitments? on Facebook Share Data shows that our neighbourhood already experiences some of the highest temperatures in the city (page 11 - https://vancouver.ca/files/cov/2022-06-15-updates-to-extreme-heat-response-plans-for-2022.pdf), and that buildings in close proximity to one another, as well as loss of trees and green space, exacerbate the urban heat island effect (https://climateatlas.ca/urban-heat-island-effect). In consideration of the City's own climate adaptation strategy and it's goals to "Integrate a climate change adaptation lens into local policies, strategies and planning and Improve climate resilience of built systems, natural systems and human systems," how will this issue be addressed, in keeping with these commitments? on Twitter Share Data shows that our neighbourhood already experiences some of the highest temperatures in the city (page 11 - https://vancouver.ca/files/cov/2022-06-15-updates-to-extreme-heat-response-plans-for-2022.pdf), and that buildings in close proximity to one another, as well as loss of trees and green space, exacerbate the urban heat island effect (https://climateatlas.ca/urban-heat-island-effect). In consideration of the City's own climate adaptation strategy and it's goals to "Integrate a climate change adaptation lens into local policies, strategies and planning and Improve climate resilience of built systems, natural systems and human systems," how will this issue be addressed, in keeping with these commitments? on Linkedin Email Data shows that our neighbourhood already experiences some of the highest temperatures in the city (page 11 - https://vancouver.ca/files/cov/2022-06-15-updates-to-extreme-heat-response-plans-for-2022.pdf), and that buildings in close proximity to one another, as well as loss of trees and green space, exacerbate the urban heat island effect (https://climateatlas.ca/urban-heat-island-effect). In consideration of the City's own climate adaptation strategy and it's goals to "Integrate a climate change adaptation lens into local policies, strategies and planning and Improve climate resilience of built systems, natural systems and human systems," how will this issue be addressed, in keeping with these commitments? link

    Data shows that our neighbourhood already experiences some of the highest temperatures in the city (page 11 - https://vancouver.ca/files/cov/2022-06-15-updates-to-extreme-heat-response-plans-for-2022.pdf), and that buildings in close proximity to one another, as well as loss of trees and green space, exacerbate the urban heat island effect (https://climateatlas.ca/urban-heat-island-effect). In consideration of the City's own climate adaptation strategy and it's goals to "Integrate a climate change adaptation lens into local policies, strategies and planning and Improve climate resilience of built systems, natural systems and human systems," how will this issue be addressed, in keeping with these commitments?

    Olive asked over 1 year ago

     Landscape Staff are currently reviewing the application with respect to the potential for heat island impacts, including tree retention and replacement, landscaping, and site greening. These elements will continue to be refined at the development permit stage. 


    The Secured Rental Policy supports green building objectives and the development of near-zero emission buildings. All rezoning applications considered under this policy will be expected to meet the Green Buildings Policy for Rezonings. 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. 

  • Share Hello, The city stormlines in the area have backed up in the past, during heavy rainfall. Will the developer be paying to upgrade city utility stormlines in the road? Regards, on Facebook Share Hello, The city stormlines in the area have backed up in the past, during heavy rainfall. Will the developer be paying to upgrade city utility stormlines in the road? Regards, on Twitter Share Hello, The city stormlines in the area have backed up in the past, during heavy rainfall. Will the developer be paying to upgrade city utility stormlines in the road? Regards, on Linkedin Email Hello, The city stormlines in the area have backed up in the past, during heavy rainfall. Will the developer be paying to upgrade city utility stormlines in the road? Regards, link

    Hello, The city stormlines in the area have backed up in the past, during heavy rainfall. Will the developer be paying to upgrade city utility stormlines in the road? Regards,

    Adecco asked over 1 year ago

    As part of a rezoning application, projects are also required to submit a preliminary rainwater management plan which includes procedures for retention, rate control, cleaning, and safe conveyance. For more details, please review the Rainwater Management Bulletin.

    Engineering staff are currently reviewing the application to ensure adequate storm and sewer capacity are maintained throughout the system. Any required upgrades and costs are part of this ongoing review process.

  • Share Hello, Will this new building: a) be built to a LEED standard and have an onsite sewage treatment facility? b) be built to BC Energy Step Code 4 or Code 5? c) be built to Passive Haus standard? on Facebook Share Hello, Will this new building: a) be built to a LEED standard and have an onsite sewage treatment facility? b) be built to BC Energy Step Code 4 or Code 5? c) be built to Passive Haus standard? on Twitter Share Hello, Will this new building: a) be built to a LEED standard and have an onsite sewage treatment facility? b) be built to BC Energy Step Code 4 or Code 5? c) be built to Passive Haus standard? on Linkedin Email Hello, Will this new building: a) be built to a LEED standard and have an onsite sewage treatment facility? b) be built to BC Energy Step Code 4 or Code 5? c) be built to Passive Haus standard? link

    Hello, Will this new building: a) be built to a LEED standard and have an onsite sewage treatment facility? b) be built to BC Energy Step Code 4 or Code 5? c) be built to Passive Haus standard?

    Adecco asked over 1 year ago

    The Secured Rental Policy supports green building objectives and the development of near-zero emission buildings. 

    All rezoning applications considered under the Secured Rental Policy (SRP) are expected to meet the Green Buildings Policy for Rezonings, and the green building requirements of the Vancouver Building By-law at the development permit and building permit stages.  

    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. 

    Building design to meet Passive House standards and an on-site sewage facility are not requirements of the Green Buildings Policy. 

  • Share When will there be an opportunity for the neighbourhood residents to speak to council about their concerns in person? on Facebook Share When will there be an opportunity for the neighbourhood residents to speak to council about their concerns in person? on Twitter Share When will there be an opportunity for the neighbourhood residents to speak to council about their concerns in person? on Linkedin Email When will there be an opportunity for the neighbourhood residents to speak to council about their concerns in person? link

    When will there be an opportunity for the neighbourhood residents to speak to council about their concerns in person?

    Stacey Hagerty asked over 1 year ago

    Residents can speak to Council directly at the Public Hearing, either in person or via telephone. 

    Nearby residents will be notified via a postcard mail out when the application is referred to Public Hearing, including information how to submit advance correspondence for Council’s consideration.   

    In the meantime, your comments and concerns can be submitted via the “Send Your Comments” tab on the application’s Shape Your City webpage, or submitted directly to the rezoning planner. The comments will be summarized in the report to Council. 


  • Share As part of analyzing traffic and parking impacts, will staff consider the demographics of the community and those likely to move here? For example, this neighbourhood has a large number of trades that cannot rely on transit to access their job sites or require a vehicle to do their job. Traffic/parking planning isn't one-size-fits-all, not everyone is a remote worker or commuting downtown. on Facebook Share As part of analyzing traffic and parking impacts, will staff consider the demographics of the community and those likely to move here? For example, this neighbourhood has a large number of trades that cannot rely on transit to access their job sites or require a vehicle to do their job. Traffic/parking planning isn't one-size-fits-all, not everyone is a remote worker or commuting downtown. on Twitter Share As part of analyzing traffic and parking impacts, will staff consider the demographics of the community and those likely to move here? For example, this neighbourhood has a large number of trades that cannot rely on transit to access their job sites or require a vehicle to do their job. Traffic/parking planning isn't one-size-fits-all, not everyone is a remote worker or commuting downtown. on Linkedin Email As part of analyzing traffic and parking impacts, will staff consider the demographics of the community and those likely to move here? For example, this neighbourhood has a large number of trades that cannot rely on transit to access their job sites or require a vehicle to do their job. Traffic/parking planning isn't one-size-fits-all, not everyone is a remote worker or commuting downtown. link

    As part of analyzing traffic and parking impacts, will staff consider the demographics of the community and those likely to move here? For example, this neighbourhood has a large number of trades that cannot rely on transit to access their job sites or require a vehicle to do their job. Traffic/parking planning isn't one-size-fits-all, not everyone is a remote worker or commuting downtown.

    604Neighbour asked over 1 year ago

    The application will be required to meet the requirements of the off-street Parking Bylaw.  As part of the rezoning process, Engineering staff will review conditions of the existing road network, and any possible impacts the development may have on it. This may include, but not limited to, traffic volumes and parking impacts to the neighbourhood. Conditions may be included for off-site requirements to improve transportation operations and safety for all users. The application also proposes to a deliver a Transportation Demand Management plan which includes measures to improve transportation options for all users and offset any parking reductions. The location of the development is also located adjacent to the 33rd Ave bus route, and near the Ridgeway and Dumfries bike routes.

  • Share Why has the applicant not been required to take advantage of the slope of the site to minimize height impacts, as successfully demonstrated by the cohousing next door? on Facebook Share Why has the applicant not been required to take advantage of the slope of the site to minimize height impacts, as successfully demonstrated by the cohousing next door? on Twitter Share Why has the applicant not been required to take advantage of the slope of the site to minimize height impacts, as successfully demonstrated by the cohousing next door? on Linkedin Email Why has the applicant not been required to take advantage of the slope of the site to minimize height impacts, as successfully demonstrated by the cohousing next door? link

    Why has the applicant not been required to take advantage of the slope of the site to minimize height impacts, as successfully demonstrated by the cohousing next door?

    604Neighbour asked over 1 year ago

    The application is currently under review by Staff. As part of the Urban Design review, Staff will consider height and existing grade when assessing urban design performance and may include related conditions of development, to be fulfilled at the Development Permit stage.

  • Share Traffic along 33rd Avenue at peak hours of the day is already very congested, particularly going west. How will even more congestion with an increased number of vehicles being added to this route with this development be addressed? It’s only a 2 lane route. on Facebook Share Traffic along 33rd Avenue at peak hours of the day is already very congested, particularly going west. How will even more congestion with an increased number of vehicles being added to this route with this development be addressed? It’s only a 2 lane route. on Twitter Share Traffic along 33rd Avenue at peak hours of the day is already very congested, particularly going west. How will even more congestion with an increased number of vehicles being added to this route with this development be addressed? It’s only a 2 lane route. on Linkedin Email Traffic along 33rd Avenue at peak hours of the day is already very congested, particularly going west. How will even more congestion with an increased number of vehicles being added to this route with this development be addressed? It’s only a 2 lane route. link

    Traffic along 33rd Avenue at peak hours of the day is already very congested, particularly going west. How will even more congestion with an increased number of vehicles being added to this route with this development be addressed? It’s only a 2 lane route.

    Son asked over 1 year ago

    As part of the rezoning process, Engineering staff will review 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.

    Regarding parking, a similar question has already been asked. Below is a copy of the earlier response:

    The development is required to provide off-street parking for both residents and visitors as per the Parking By-law. The site has an option to reduce vehicle parking requirements with a Transportation Demand Management (TDM) Plan and/or due to proximity to transit, as summarized in the Residential Rental (RR) District Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application. 

  • Share I do not believe the proposed 37 parking spaces will be adequate, and tenants may resort to parking on neighbouring side streets, where street parking is already in a very short supply. There are a lot of renters on my block, who work all hours of the day and night, and consequently, there are multiple cars attached to these rental homes. I have no doubt that this is a common situation throughout this neighbourhood. Would this scenario lead to permit parking in the neighbourhood? If so, will this lead to higher property taxes? Will the rezoning itself lead to higher property taxes in the area? on Facebook Share I do not believe the proposed 37 parking spaces will be adequate, and tenants may resort to parking on neighbouring side streets, where street parking is already in a very short supply. There are a lot of renters on my block, who work all hours of the day and night, and consequently, there are multiple cars attached to these rental homes. I have no doubt that this is a common situation throughout this neighbourhood. Would this scenario lead to permit parking in the neighbourhood? If so, will this lead to higher property taxes? Will the rezoning itself lead to higher property taxes in the area? on Twitter Share I do not believe the proposed 37 parking spaces will be adequate, and tenants may resort to parking on neighbouring side streets, where street parking is already in a very short supply. There are a lot of renters on my block, who work all hours of the day and night, and consequently, there are multiple cars attached to these rental homes. I have no doubt that this is a common situation throughout this neighbourhood. Would this scenario lead to permit parking in the neighbourhood? If so, will this lead to higher property taxes? Will the rezoning itself lead to higher property taxes in the area? on Linkedin Email I do not believe the proposed 37 parking spaces will be adequate, and tenants may resort to parking on neighbouring side streets, where street parking is already in a very short supply. There are a lot of renters on my block, who work all hours of the day and night, and consequently, there are multiple cars attached to these rental homes. I have no doubt that this is a common situation throughout this neighbourhood. Would this scenario lead to permit parking in the neighbourhood? If so, will this lead to higher property taxes? Will the rezoning itself lead to higher property taxes in the area? link

    I do not believe the proposed 37 parking spaces will be adequate, and tenants may resort to parking on neighbouring side streets, where street parking is already in a very short supply. There are a lot of renters on my block, who work all hours of the day and night, and consequently, there are multiple cars attached to these rental homes. I have no doubt that this is a common situation throughout this neighbourhood. Would this scenario lead to permit parking in the neighbourhood? If so, will this lead to higher property taxes? Will the rezoning itself lead to higher property taxes in the area?

    An.Ice.Cream.Guy asked over 1 year ago

    The development is required to provide off-street parking for both residents and visitors as per the Parking By-law. The site has an option to reduce vehicle parking requirements with a Transportation Demand Management (TDM) Plan and/or due to proximity to transit, as summarized in the Residential Rental (RR) District Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application. Permit parking is not anticipated as result of this proposal, and the introduction of permit parking in the area would be part of a larger comprehensive study.   

    The City is not able to predict what the future value of particular properties will be in the future. BC Assessment is the provincial authority responsible for determining assessed values. Their appraisers consider a property’s unique characteristics including location, size, comparable sales prices and other real estate market information.  More information can be found on BC Assessment’s website. The City of Vancouver property tax rates determine how much property tax paid based on the assessed value of the property and are based on the class of property (residential, industry, business etc.).