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2520-2544 W 16th Ave and 3223 Larch St rezoning application

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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.

Update: An additional lot (2538-2544 W 16th Avenue) has been included in this rezoning application bringing the total to four lots that will be considered for this rezoning.

The proposal includes:

  • A 5-storey apartment building where all dwelling units are secured as rental;
  • 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:

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.

Update: An additional lot (2538-2544 W 16th Avenue) has been included in this rezoning application bringing the total to four lots that will be considered for this rezoning.

The proposal includes:

  • A 5-storey apartment building where all dwelling units are secured as rental;
  • 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:

​The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from February 7 to February 20, 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 Would this include underground parking? Residential and commercial parking is good in this area however could quickly change if new condos are built without parking. on Facebook Share Would this include underground parking? Residential and commercial parking is good in this area however could quickly change if new condos are built without parking. on Twitter Share Would this include underground parking? Residential and commercial parking is good in this area however could quickly change if new condos are built without parking. on Linkedin Email Would this include underground parking? Residential and commercial parking is good in this area however could quickly change if new condos are built without parking. link

    Would this include underground parking? Residential and commercial parking is good in this area however could quickly change if new condos are built without parking.

    Brandi e asked 9 months ago

    The development is required to provide off-street parking as per the Parking By-law.

  • Share Why this particular location being chosen and not somewhere closer towards 16th Ave and MacDonald where there is more retail presence? I've noticed on the Strand website they are marketing ground floor retail as part of the development proposal. As per my understanding RR2A does not include any retail units. Please confirm thank you. on Facebook Share Why this particular location being chosen and not somewhere closer towards 16th Ave and MacDonald where there is more retail presence? I've noticed on the Strand website they are marketing ground floor retail as part of the development proposal. As per my understanding RR2A does not include any retail units. Please confirm thank you. on Twitter Share Why this particular location being chosen and not somewhere closer towards 16th Ave and MacDonald where there is more retail presence? I've noticed on the Strand website they are marketing ground floor retail as part of the development proposal. As per my understanding RR2A does not include any retail units. Please confirm thank you. on Linkedin Email Why this particular location being chosen and not somewhere closer towards 16th Ave and MacDonald where there is more retail presence? I've noticed on the Strand website they are marketing ground floor retail as part of the development proposal. As per my understanding RR2A does not include any retail units. Please confirm thank you. link

    Why this particular location being chosen and not somewhere closer towards 16th Ave and MacDonald where there is more retail presence? I've noticed on the Strand website they are marketing ground floor retail as part of the development proposal. As per my understanding RR2A does not include any retail units. Please confirm thank you.

    cattie28 asked 9 months ago

    Mixed-use would be required for sites located on an arterial if they meet the following requirements as per table 2 of the Secured Rental Policy, which states mixed use will generally be required for sites that are:

    • immediately adjacent to a property that has existing zoning for commercial use or 
    • on a corner lot at an intersection where two or more of the other corner sites are zoned for commercial use

     

    Unfortunately, this site does not meet these requirements and as such mixed-use is not required of them. 

    The applicant has chosen to go with the RR-2B district schedule which does not permit mixed-use and is strictly for rental residential uses.

  • Share As per other questions, I also have concerns about the potential increased traffic to the neighbourhood and parking pressures. Are there any proposed modifications to the back lane or Larch Street itself? on Facebook Share As per other questions, I also have concerns about the potential increased traffic to the neighbourhood and parking pressures. Are there any proposed modifications to the back lane or Larch Street itself? on Twitter Share As per other questions, I also have concerns about the potential increased traffic to the neighbourhood and parking pressures. Are there any proposed modifications to the back lane or Larch Street itself? on Linkedin Email As per other questions, I also have concerns about the potential increased traffic to the neighbourhood and parking pressures. Are there any proposed modifications to the back lane or Larch Street itself? link

    As per other questions, I also have concerns about the potential increased traffic to the neighbourhood and parking pressures. Are there any proposed modifications to the back lane or Larch Street itself?

    cattie28 asked 9 months ago

    Given the use and scale of the development, anticipated improvements, and its close proximity to frequent transit, meaningful impacts to existing roadway network operations or safety are not anticipated. However, at this time the application is still under review by staff and additional road improvements may be required and included in the referral report that will be going to Council at a later time.  

    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. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. Concerns with existing unauthorized parking should be directed to 311.

  • Share What measures have been taken into consideration around how the proposed development will impact sunlight exposure and privacy/views for the surrounding houses? For example, potentially being overlooked by residents of a 5 storey building with rooftop patio will impact privacy. As well, gardens and yards facing north will experience a significant decrease in light exposure. Thank you. on Facebook Share What measures have been taken into consideration around how the proposed development will impact sunlight exposure and privacy/views for the surrounding houses? For example, potentially being overlooked by residents of a 5 storey building with rooftop patio will impact privacy. As well, gardens and yards facing north will experience a significant decrease in light exposure. Thank you. on Twitter Share What measures have been taken into consideration around how the proposed development will impact sunlight exposure and privacy/views for the surrounding houses? For example, potentially being overlooked by residents of a 5 storey building with rooftop patio will impact privacy. As well, gardens and yards facing north will experience a significant decrease in light exposure. Thank you. on Linkedin Email What measures have been taken into consideration around how the proposed development will impact sunlight exposure and privacy/views for the surrounding houses? For example, potentially being overlooked by residents of a 5 storey building with rooftop patio will impact privacy. As well, gardens and yards facing north will experience a significant decrease in light exposure. Thank you. link

    What measures have been taken into consideration around how the proposed development will impact sunlight exposure and privacy/views for the surrounding houses? For example, potentially being overlooked by residents of a 5 storey building with rooftop patio will impact privacy. As well, gardens and yards facing north will experience a significant decrease in light exposure. Thank you.

    cattie28 asked 9 months ago

    In this streamlined process for rezonings to Residential Rental zones, architectural drawings are not provided until a future development permit application if the rezoning is approved by Council. During the Development Permit process, staff will conduct a detailed review of the proposed form of development, including the design of the building, heights, setbacks, and shadows. There will be an opportunity for public engagement at the Development Permit stage.

  • Share The application is not clear. How may dwelling units would it include? What is the plan for renters' car parking? Is underground parking part of the design? How would renters access on-site parking? Is there an option to approve a building that has less than 5 stories? Is there a setback on the south side of the building and the current lane. If so, how big is that setback? What would the development look like on the south side? The provided "Building Example" does not show that view. What activities are intended for the rooftop amenity space? Does the design include features to limit light and noise that may adversely impacting the neighbouring properties? Thank you for providing additonal information. on Facebook Share The application is not clear. How may dwelling units would it include? What is the plan for renters' car parking? Is underground parking part of the design? How would renters access on-site parking? Is there an option to approve a building that has less than 5 stories? Is there a setback on the south side of the building and the current lane. If so, how big is that setback? What would the development look like on the south side? The provided "Building Example" does not show that view. What activities are intended for the rooftop amenity space? Does the design include features to limit light and noise that may adversely impacting the neighbouring properties? Thank you for providing additonal information. on Twitter Share The application is not clear. How may dwelling units would it include? What is the plan for renters' car parking? Is underground parking part of the design? How would renters access on-site parking? Is there an option to approve a building that has less than 5 stories? Is there a setback on the south side of the building and the current lane. If so, how big is that setback? What would the development look like on the south side? The provided "Building Example" does not show that view. What activities are intended for the rooftop amenity space? Does the design include features to limit light and noise that may adversely impacting the neighbouring properties? Thank you for providing additonal information. on Linkedin Email The application is not clear. How may dwelling units would it include? What is the plan for renters' car parking? Is underground parking part of the design? How would renters access on-site parking? Is there an option to approve a building that has less than 5 stories? Is there a setback on the south side of the building and the current lane. If so, how big is that setback? What would the development look like on the south side? The provided "Building Example" does not show that view. What activities are intended for the rooftop amenity space? Does the design include features to limit light and noise that may adversely impacting the neighbouring properties? Thank you for providing additonal information. link

    The application is not clear. How may dwelling units would it include? What is the plan for renters' car parking? Is underground parking part of the design? How would renters access on-site parking? Is there an option to approve a building that has less than 5 stories? Is there a setback on the south side of the building and the current lane. If so, how big is that setback? What would the development look like on the south side? The provided "Building Example" does not show that view. What activities are intended for the rooftop amenity space? Does the design include features to limit light and noise that may adversely impacting the neighbouring properties? Thank you for providing additonal information.

    Michael Percival asked 10 months ago

    In this streamlined process for rezonings to Residential Rental zones, architectural drawings are not provided until a future development permit application, if the rezoning is approved by Council. During the Development Permit process, staff will conduct a detailed review of the proposed form of development, such as the height, setbacks, shadow impact etc. Members of the public are given an opportunity during the Development Permit process to submit feedback of the form on development.

    As per the Secured Rental Policy Low Density Transition Areas Rezoning Guide, staff have identified West 16th Avenue as an arterial road. An arterial road is an arterial road is a high-capacity urban road to deliver traffic from collector roads to freeways or expressway as defined here. As this fits with the eligibility criteria of the Secured Rental Policy, rezoning under the RR-2B district schedule to allow for a 5-storey rental building is permitted. The applicant had the option to choose 4-storeys under the RR-2A district schedule, but as they are allowed to build up to 5-storeys under the RR-2B district schedule they have chosen the 5-storey option instead. 

    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. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. Given the site and building form, off-street parking may include underground parking.

  • Share I am curious about the number of parking spaces for the project. It is my hope that each unit will have a parking space located underground. Cars are not going away and the surrounding area can not accommodate enough spaces. It will be like the West End. Then we will have to start paying for parking in front of our homes. on Facebook Share I am curious about the number of parking spaces for the project. It is my hope that each unit will have a parking space located underground. Cars are not going away and the surrounding area can not accommodate enough spaces. It will be like the West End. Then we will have to start paying for parking in front of our homes. on Twitter Share I am curious about the number of parking spaces for the project. It is my hope that each unit will have a parking space located underground. Cars are not going away and the surrounding area can not accommodate enough spaces. It will be like the West End. Then we will have to start paying for parking in front of our homes. on Linkedin Email I am curious about the number of parking spaces for the project. It is my hope that each unit will have a parking space located underground. Cars are not going away and the surrounding area can not accommodate enough spaces. It will be like the West End. Then we will have to start paying for parking in front of our homes. link

    I am curious about the number of parking spaces for the project. It is my hope that each unit will have a parking space located underground. Cars are not going away and the surrounding area can not accommodate enough spaces. It will be like the West End. Then we will have to start paying for parking in front of our homes.

    Mmb asked 9 months ago

    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. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted.   

Page last updated: 22 Aug 2024, 10:43 AM