1977 W 41st Ave and 5688 Maple St rezoning application

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We would like your feedback on a rezoning application at 1977 W 41st Ave and 5688 Maple St. The zoning would change from RS-3A (Residential) district to RR-3B (Residential Rental) district.

The RR-3B district allows for:

  • a 6-storey mixed-use building where all units are secured as market rental and 20% of residential floor area is below-market rental units; and
  • commercial retail use at grade
  • a floor space ratio (FSR) up to 3.5
  • a maximum building height of 22 m (72 ft.)

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 1977 W 41st Ave and 5688 Maple St. The zoning would change from RS-3A (Residential) district to RR-3B (Residential Rental) district.

The RR-3B district allows for:

  • a 6-storey mixed-use building where all units are secured as market rental and 20% of residential floor area is below-market rental units; and
  • commercial retail use at grade
  • a floor space ratio (FSR) up to 3.5
  • a maximum building height of 22 m (72 ft.)

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:


​The virtual open house and Q&A has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from May 24 to June 13, 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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    How long you estimate this project will take from this time to the completion and tenant and businesses occupancy?

    Alison asked 4 months ago

    City staff do not have information on occupancy time frames for private development. However, occupancy is not immediately imminent. A Council decision on the rezoning application is not anticipated until early 2023. After that, there will be a Development Permit process. Construction requires issuance of building permits, which except for specific exceptions noted in the Zoning and Development By-law, only happens after rezoning enactment and development permit issuance.

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    1. Can you please tell me what the density would be without the below market rental component? 2. Are any drawings of the property available, to be able to see what it looks like from the streets and the lane? Thank you.

    John M. asked 4 months ago

    The density allocated toward the below-market rental component cannot be separated out at this time. Architectural drawings and project statistics are not provided until a future development permit process, if the rezoning is approved by Council. The intent of rezoning to a specific district schedule is to provide certainty on built form for residents, while streamlining the review process. So while applicant drawings are not available at this time, projects must meet the minimum requirements of the RR-3B zone and be consistent with the Council-approved Residential Rental Districts Schedules Design Guidelines. Please see Section 1.1 of the Guidelines for schematic illustrations of RR-3B mixed-use buildings.

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    It is only residential or commercial and residential

    Hakam bhullar asked 4 months ago

    The proposal is for a mixed-use building with commercial retail uses at ground level and apartment units above. The RR-3B district schedule requires that a minimum of 0.35 of the floor space ratio be for “non-dwelling uses” such as retail, service and office uses.

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    Will all the trees be retained within the 2 properties? Will there be sufficient parking so the neighbours won’t be affected negatively?

    Abcd1234 asked 4 months ago

    In this streamlined process for rezoning to the RR-3B district schedule, information on tree retention is not provided with until a future development permit process, if the rezoning is approved by Council. During the development permit process, an arborist report and tree retention strategy, together with architectural drawings, will be provided for staff review. If the proposed removal of trees is too aggressive or not reasonable, staff may set conditions of development including revisions to the site plan and the retention or replacement of trees. 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.

Page last updated: 13 Jun 2022, 10:52 AM