2924 Venables St rezoning application

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We would like your feedback on a rezoning application at 2924 Venables St. The proposal is to allow for the development of two 6-storey residential buildings. The rezoning would amend the existing CD-1 (109) district. The proposal includes:

  • 146 social housing units
  • Floor space ratio (FSR) of 2.06
  • Floor area of 10,017 sq. m (107,822 sq. ft.)
  • Maximum height of 21 m (68 ft.)
  • 36 vehicle parking spaces and 232 bicycle parking spaces

The application is being considered under the Hastings-Sunrise Community Vision.

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 2924 Venables St. The proposal is to allow for the development of two 6-storey residential buildings. The rezoning would amend the existing CD-1 (109) district. The proposal includes:

  • 146 social housing units
  • Floor space ratio (FSR) of 2.06
  • Floor area of 10,017 sq. m (107,822 sq. ft.)
  • Maximum height of 21 m (68 ft.)
  • 36 vehicle parking spaces and 232 bicycle parking spaces

The application is being considered under the Hastings-Sunrise Community Vision.

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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    I'm concerned about the impact to the neighborhood this number of additional residents this size of a building would bring (in addition to the other building going up on Georgia Street). Has there been any consideration/survey/research on this? An example would be parking - there are only 29 proposed residential parking stalls for a building of 146 units. Understandably not all families/residents have vehicles but for every family/resident without a vehicle is another family/resident with additional vehicles. Will they be parking on streets in front of single family homes? How will the additional residents this building size will bring affect the neighborhood in terms of "busyness"?

    just_wondering asked 3 months ago
    • The parking demands and the quantity of parking to be provided are based on By-Law requirements and information gathered from Transportation Analysis/study for this site and the surrounding area.


    Staff are continuing to review the parking and transportation aspects of the application as part of the overall assessment of the rezoning application, this includes potential impacts to on-street parking demands and volume.

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    How is 36 parking spots for 146 units sustainable? Where are all the other cars going to park? There are young kids that play in the lane, with increased traffic how are they going to stay safe?

    christine asked 3 months ago
    • While the distribution of units by user group will be determined closer to the occupancy period, the majority of the 146 units are targeted toward seniors and those with disabilities, typically resulting in reduced vehicle ownership for this type of development as not all residents will own vehicles. 
    • The development is located with excellent transit opportunities along the Frequent Transit Network on Renfrew Street.
    • Proposed additional bicycle parking and other transportation options available encourage transportation by other modes and reduce demand for vehicle ownership. This development meets the By-Law requirements for required parking.
    • The development will provide passenger loading and a Class B loading space on-site so that the street will not need to be utilized for passenger pick-up/drop-off or move-in/move-out activity.
    • This development is designed to align with the Transportation goals and guidelines of the Transportation 2040 Plan.


    Staff are continuing to review the parking and transportation aspects of the application as part of the overall assessment of the rezoning application, this includes potential impacts to on-street parking demands and volume.

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    Why do the people who already have secure housing (market ownership or non-market etc) have such a disproportionate say in whether or not there should be enough housing for people who do not yet have secure housing?

    VancouverForAll asked 3 months ago

    An Open House is part of the public consultation process in reviewing a rezoning application. It provides for an opportunity for all community members to learn about a proposal, ask questions, and provide comments. All input gathered from the public consultation helps inform the staff review of a rezoning application.  

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    What will happen to the current Residents of Alice Saunders?

    Mary Lou asked 3 months ago

    Brightside is supporting all residents during this transition by meeting with each resident (and their families or support workers) to discuss a personalized relocation plan with designated resident relocation team. Brightside is encouraging transfers within Brightside’s housing portfolio wherever possible and is also actively working to connect residents to non-profit partners within the affordable housing sector to find suitable homes. Where no suitable option can be identified, the applicant will explore other options for suitable alternate accommodation that are affordable to the resident. This may include options in other neighbourhoods or outside of the City of Vancouver, if requested by the tenant.

    You can also find additional information about the tenant relocation plan in the applicant boards (pg. 19)

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    Why was the tower, I-block and townhomes option rejected as being too overly aggressive? It seems like there would have been enough green space if the townhomes were added to the height of the tower, and at worst Hastings Community Park is just a 10 minute walk away.

    Silent_Echo asked 3 months ago

    The applicant’s architect explored a number of options assessing height, density, and livability and weighing impacts on available site area and neighbourhood impact. The tower form was not considered for several reasons. As noted on the diagram, the drawbacks included costs associated with dispersed buildings and mixed forms of construction (i.e. combustible and non-combustible), reduced outdoor area as well as transitional impacts to the adjacent single family homes.

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    What is the total number of units in this building - is it 146? Are *ALL* the units social housing for seniors, families, and disabled? OR are some of the units "market" rentals? The city of Vancouver has a VERY DISHONEST approach to labelling housing as "social housing" and it's unclear how that applies to the 146 units in the development.

    Eamonn asked 3 months ago

    There is a total of 146 units in the proposed development including 37 studio unit, 89 one-bedroom units, 10 two-bedroom units and 10 three-bedroom units. The project meets the City of Vancouver’s definition of Social Housing as defined in the Zoning and Development By-law:  

    (a) in which at least 30% of the dwelling units are occupied by households with incomes below housing income limits, as set out in the current “Housing Income Limits” table published by the British Columbia Housing Management Commission, or equivalent publication; 

    (b) which is owned by a non-profit corporation, by a non-profit co-operative association, or by or on behalf of the City, the Province of British Columbia, or Canada; and 

    (c) in respect of which the registered owner or ground lessee of the freehold or leasehold title to the land on which the housing is situate has granted to the City a section 219 covenant, housing agreement, or other security for the housing commitments required by the City, registered against the freehold or leasehold title, with such priority of registration as the City may require;

    In regards to this specific development, the applicant has secured funding from BC Housing through the BC Housing’s Community Housing Fund. The range of rents prescribed by BC Housing’s Community Housing Fund are as follows: 

    -20% of homes will be offered at “deep subsidy” rates 

    -50% of homes will be offered at rent-geared-to-income rates, with an income maximum set at Housing Income Limits (HILS) levels 

    -30% of homes will be offered at Affordable Market Rents

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    Why are the upper floors setback on Venables and Renfrew? I don’t see how it creates any benefits, and it only adds costs, which reduces the affordability of these future homes.

    Tavia asked 3 months ago

    The upper floor setbacks help to improve the relation to the adjacent neighbourhood context, in particular the RS-1 zoning to the south and east of the site. Further, the upper floor setbacks assists to help breakup the massing to further improve the relation of the surrounding existing context.  

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    1.The project will provide 146 secured non-market rental units for seniors, families, and people with disabilities. How will these units be allocated among the three groups? 2. The May 27 Presentation to Council titled “Development and Permit Process Improvements” lists “Digital slide presentation and model” as the Materials for the Virtual Open House. (Slide #32) I can access the slide presentations of the applicant and the City, but I do not see the model. A digital model is available for 5910-5998 Cambie Street. How can I find the digital model for this project? N.B. I have just found the digital model. Thanks!

    eyesonthescreen asked 4 months ago

    Brightside Homes has not pre-determined the allocation of the studio and one-bedroom homes amongst seniors and people with disabilities. That will happen closer to occupancy and will be based on a variety of factors. The two-bedroom and three-bedroom homes will be provided to families, provided they meet Brightside’s’ other rental housing criteria.