3449-3479 W 41st Ave and 5664 Collingwood St rezoning application

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We would like your feedback on a rezoning application at 3449-3479 W 41st Ave and 5664 Collingwood St. The proposal is to allow for the development of a 6-storey market rental building. The zoning would change from RS-5 (Residential) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 114 secured market rental units
  • A floor space ratio (FSR) of 2.71
  • A floor area of 7,138 sq. m (76,840 sq. ft.)
  • A building height of 22 m (72.18 ft.)
  • 90 vehicle parking spaces and 216 bicycle parking spaces

The application is being considered under the Affordable Housing Choices Interim Rezoning Policy.


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 3449-3479 W 41st Ave and 5664 Collingwood St. The proposal is to allow for the development of a 6-storey market rental building. The zoning would change from RS-5 (Residential) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 114 secured market rental units
  • A floor space ratio (FSR) of 2.71
  • A floor area of 7,138 sq. m (76,840 sq. ft.)
  • A building height of 22 m (72.18 ft.)
  • 90 vehicle parking spaces and 216 bicycle parking spaces

The application is being considered under the Affordable Housing Choices Interim Rezoning Policy.


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.

Q&A is available from October 19 to November 8, 2020.

Q&A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus).

We post all questions as-is and reply here within two business days. To find out when we reply to your questions, sign in or register.


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    What’s the track record for this developer? Are there other rental or non rental permits given to this particular developer within the past 5 years by city of Vancouver? Do you believe there is an unfair distribution of RS-1 one family dwelling lot sizes in this area? If land value vs number of units is an issue, what about consideration for neighbourhoods bounded by Spanish Banks, Blanca Street, 6th Street and pacific spirit park. Will there be rezoning in the future 10 years considered in this part of the city where minimum lot area exceeds 12,000 square feet per one family dwelling? (Nearly 4 times larger than the average house in Vancouver). Does city of Vancouver envision a fair zoning policy across the entire city instead a select few neighbourhoods like our Dunbar area?

    6 months ago

    According to the developers, they have 50 years of combined development experience. The developers have built thousands of residential units over the past 25 years, and are currently building a 55-unit townhouse project in Vancouver. 

    Council has rezoning policies that are city-wide, such as the Affordable Housing Choices Interim Rezoning Policy (AHC IRP), or are specific to a particular area, such as the Cambie Corridor, Grandview-Woodland, or the West End Plans. Policies will typically also have location and site-specific criteria about what can be considered. For example, under the AHC IRP, up to 2 projects within a 10 block stretch along arterial roads (such as W41st Avenue), and located within 500 m of a local shopping area, may be considered. Under the AHC IRP, there have been projects across the City, not just in the Dunbar neighbourhood.

    The City is currently consulting on a new Secured Rental Policy that will also apply to areas across the City outside of area plans. You can find out more about the policy development work here: https://shapeyourcity.ca/rental-rz?_ga=2.118803663.730717418.1603916058-8238428.1589564987. You will note that the location criteria for the Secured Rental Policy, if adopted by Council, will cover many areas of the City, not just Dunbar.”

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    Why is the city considering this application while the previously proposed project at the location of knox united church at 41st and balaclava remains incomplete?

    Ryan asked 6 months ago

    A rezoning may be considered where there is a Council adopted rezoning enabling policy in place. In the case of this application, the rezoning enabling policy is the Affordable Housing Choices Interim Rezoning Policy. You can read more about the policy here: https://vancouver.ca/files/cov/Affordable-housing-choices-interim-rezoning-policy.pdf). Other applications for rezoning can take place at the same time, under different Council policies. For example, the development cited at 41st and Balaclava for the Knox United Church was permitted under the Dunbar Community Vision for seniors housing, heritage preservation and childcare. Unless explicitly limited by a Council policy, there is no requirement that a previous development be completed before other proposals are considered.

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    As there is very limited parking in the neighbourhood, would it be possible to prevent site workers from using street parking during the building construction?

    amy asked 5 months ago

    Residents  may request a new Resident Permit Parking (RPP) zone online ((https://vancouver.ca/streets-transportation/permit-zone-request.aspx) or by calling 3-1-1.  If a simple majority of residents on a block support installing permit parking, the City will install a zone.

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    Does the project require a rezoning to CD-1 in order to proceed to the development permit process or are there alternate zonings under which the project could be built? Could you provide a link to additional information on CD-1 Zoning in order to understand it more fully. Thank you!

    Dunbar Resident 1 asked 5 months ago

    There are no Council adopted rezoning enabling policies that would allow this project to be rezoned to an alternate zone other than a CD-1 (Comprehensive District) zone at this time. CD-1 zones are customized to address the development proposal and its context. You can view a list and details about the CD-1 zones across the City at this website: https://cd1-bylaws.vancouver.ca/cd-1a.htm.

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    For what period of time are the market rental units securing - how many years?

    plainjane asked 5 months ago

    The rental units are secured for the life of the building, which is typically 60 years or more.

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    1. Assuming this project is approved to proceed, how soon will they receive building permit to proceed with demolition? How long will the construction period be? 2. Does the interim rezoning policy require a minimum number of parking spots? 3. Is the Low Density Transition Area provision a part of the Interim Rezoning Policy, that is, the maximum number of projects allowed under both provisions is 2 within 10 blocks? 4. On the virtual open house, how does the City decipher who provided the comments, and whether it's from a real resident in the area? That is, how do you ensure someone from the developer's office just keep submitting positive comments everyday?

    5 months ago

    1. A project that is approved at Public Hearing may take between one to two years to obtain a building permit for construction. A developer may apply at any time for a demolition permit. According to the developer, the typical construction period for this type of building is around 2 years;

    2. The number of parking spaces required for a development is dictated by the City’s Parking By-law, not the Affordable Housing Choices Interim Rezoning Policy (AHC IRP);

    3. The Low Density Transition Area provisions are part of a separate rental policy, the Secured Rental Policy (SRP), which was adopted by Council in November 2019. These provisions are not part of the AHC IRP. The two-project limit within 10 blocks along an arterial only applies to projects considered under the AHC IRP;

    4. All members of the public are provided an equal opportunity to comment on a rezoning application through the Shape Your City website. An option is available for commenters to provide further contact information if they wish to engage further through the Shape Your City platform. We seek to reduce barriers to participation by limiting the amount of personal information one has to provide in order to participate.

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    Hello, I understand that this project has applied for rezoning under the Affordable housing choices interim rezoning policy. Can you please clarify for me how this is possible, given that this program was suspended in summer 2019. How are applications still going through?

    ThomasHaser asked 6 months ago

    As per the Affordable Housing Choices Interim Rezoning Policy (AHC IRP Policy), a project is eligible for rezoning under this policy if a full enquiry submission was received prior to June 30, 2019, the closing date for taking in new submissions. This application’s precursor enquiry submission was received in April 2019.

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    On behalf of HL who submitted a question via email: Can you also please confirm that if this projects goes forward, there would not be another application considered within 10 blocks, including projects applied for under the Secured Rental Policy for Low Density Transition Areas?

    6 months ago

    This project, considered under the Affordable Housing Choice Interim Rezoning Policy, is currently the only project within 10 blocks along West 41st Avenue, the arterial road for this project. Up to two projects within a 10 block stretch of West 41st Avenue may be considered, but there are no other applications at this time. 

    The Low Density Transition Area provisions of the Secured Rental Policy (SRP) are undergoing further consultations as part of the Vancouver Plan, and no rezoning projects under the SRP’s low density transition area provisions can be accepted at this time.

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    Parking for the building is inadequate and will have a significant impact on the surrounding residents. Can parking be restricted on side streets to residents living in those blocks only?

    mcushing asked 6 months ago

    The amount of bicycle and vehicle parking in this building will meet the City’s Parking By-law. 

    Residents  may request a new Resident Permit Parking (RPP) zone online ((https://vancouver.ca/streets-transportation/permit-zone-request.aspx) or by calling 3-1-1.  If a simple majority of residents on a block support installing permit parking, the City will install a zone. Modifications to existing RPP zones may also be requested in the same manner.


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    I'm interested in how the traffic flow will change in this area, as businesses located at Carnarvan and W 41st saw significant impact from the two-lane change as well as the addition of R4 during its lengthy construction.

    6 months ago

    • The development is well-sited to encourage reduced vehicle-trip demand.  The site is in close proximity to transit (i.e. routes along Dunbar St. and West 41st Ave., with a bus stop in front of the development) and cycling infrastructure (i.e.  bikeways on Collingwood St and West 39th Ave). It proposes to meet the minimum vehicle requirements of the parking bylaw, which includes provisions for visitor parking, loading, and bike spaces. 

    • As part of the rezoning application review process, Engineering staff will review the proposal with respect transportation impacts and, if identified, may include development conditions for off-site enhancements and optimizations to improve transportation operations and safety for pedestrians, cyclists and motorists adjacent to the site.