3803-3823 W 10th Ave rezoning application

Share on Facebook Share on Twitter Share on Linkedin Email this link

We would like your feedback on a rezoning application at 3803-3823 W 10th Ave. The zoning would change from RS-1 (Residential) district to RR-3B (Residential Rental) district.

The RR-3B district allows for:

  • a 6-storey mixed-use building where all dwelling units are secured as market rental and 20% of residential floor area is below-market rental units; and
  • commercial retail space 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 3803-3823 W 10th Ave. The zoning would change from RS-1 (Residential) district to RR-3B (Residential Rental) district.

The RR-3B district allows for:

  • a 6-storey mixed-use building where all dwelling units are secured as market rental and 20% of residential floor area is below-market rental units; and
  • commercial retail space 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 30 to June 19, 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.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Can the city insist on a street facade design that is similar to the rare character storefronts that remain across the street ?

    AVC Roberts asked 14 days ago

    The building facade is not reviewed during this rezoning process. In the streamlined process for rezonings to Residential Rental district schedules, architectural drawings are not provided until a future Development Permit process, if the rezoning is approved by Council. During the Development Permit process, staff will review the form of development and neighbourhood context. Once detailed architectural drawings are submitted during the Development Permit stage, another round of neighbourhood notification for public input and comments will be held and your concerns may be raised then.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Thank you once again for your answers. But I’m really sorry to say this your answers did not address my questions at all. Fully agreed the Secured Rental Housing Policy will deliver new rental housing to Vancouver, but new rental housing to be built at those expensive neighbourhoods will not be affordable to the general public. Council and Rezoning Planner should also take serious consideration at each individual case before extending commercial activities to the neighbourhood. Trust the Secured House Policy is flexible and the Council will listen and work with the residents living nearby to address those setbacks and privacy issues. Thank you!

    Colman asked 20 days ago

    Thank you for your comments. General comments may be submitted through the “Send Your Comments” tab.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    What is considered affordable housing? Why is only 20% of the building secured as a below-market rental? Will the below-market rental, be isolated or in a less desirable location in the building? What are the proposed rental rates for 1, 2, and 3 bedroom rental suites, at market value and below-market value? Does the developer receive a tax break on the rental units? Will the leased commercial spaces receive a tax break? Will the current owners have their current assessed property values re-evaluated to reflect any negative impact on their property values as a result of this development which would be then reflected in their property taxes?

    incredible asked 14 days ago

    The percentage of below-market rental and rental rates are set out in the district schedule. Under the RR-3B zone, all residential units must be rental and 20% of residential floor area must be at below-market rates (defined as 20% less than the average city-wide rents). Please see Slide 9 in the City Open House Boards for information on rental rates. Applicants may apply for a Development Cost Levy waiver for only the rental portion of the development, subject to conditions. Please see the Rental Incentive Programs Bulletin for more information. Assessed value for properties is not determined by the City. For information, please see BC Assessment.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    It would be better suited to the area to see a four-storey building, which is what the development at Broadway and Alma should have been. What green space is included in the plan? Why is market rental still at 80%, while Moderate Income units are only 20%? That ratio was to be a pilot program. Given the housing affordability crisis in Vancouver, why are we not seeing 80% moderate income rental rates, and 20% market rental rates? Rather than having commercial space on the main floor, it would be better to maximize accommodation in this complex. It's worth noting that there is a lot of empty commercial space in the city.

    PSF asked 19 days ago


    In the streamlined process for rezonings to specific Residential Rental district schedules, architectural drawings and supporting studies are not provided until a future Development Permit process, if the rezoning is approved by Council. Consequently, we do not have specifics at rezoning on the proposed “green space” which may include the strategies for tree retention, landscaping and outdoor amenity space. The Secured Rental Policy and RR-3B district schedule set out the specific requirements of this project, that 20% of residential floor be secured at below-market rents and that a minimum of 0.35 of the floor space ratio be for “non-dwelling uses” such as retail, service and office uses.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    It makes only sense that highest density should be allowed on such a wide and busy street as 10th Ave, especially with future subway extended to UBC. There is a foreseeable growth in the population of Vancouver over next decades and these buildings will have to accommodate that. Highest density and retail at ground level is the only way to go. It seems now that more people means more traffic, but the subway, the electric cars and the amenities within walking distance will make a big difference and the noise and pollution actually will not be a problem.

    Alison asked 21 days ago

    Thank you for your comments. General comments may be submitted through the “Send Your Comments” tab.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Isn't it a good idea to have shops within walking distance? To avoid driving for every little need we have? Isn't the busy street looking much appealing if little lively shops that bring diversity to our door are right there for us? isn't it better to allow young people to live here, and be close to their place of work? Isn't the city growing, want it or not, which is a sign of progress and prosperity? Vancouver is not a provincial town since a while now and is getting to be a metropolis. look at the cities in Europe and see how beautiful they combined apartments at the higher floors and shops at the ground level. Everybody will love it!

    Alison asked 21 days ago

    Thank you for your questions. City staff are not able to respond but note the proposal is being considered under the Secured Rental Policy which was approved by Council.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Hi! Thank you for your reply. After taking a look at the latest Rental Market Survey Data conducted by the CMHC in October 2021, the average rent for a 2-bedroom condo apartment in the Vancouver CMA is CAD2,058/month in October 2020 and CAD2,498/month in October 2021; a 21% increase in 1 year. Assuming that the said development is going to be completed in October 2025, a 21% increase each year will bring the average rent to CAD5354/month by that time, a 20% less than average rent in the Vancouver CMA will be CAD4283/month. Can you please answer me rental CAD4,283/month in October 2025 is still considered affordable? Understood the Secured Rental Policy was approved by the Council, but what was the rationale to build commercial shop(s) at the ground floor? Can you please explain how will those shop(s) bring affordable housing to the public? Will it be better to build dwelling unit(s) at the ground floor instead of shop(s)? I would like to reiterate the block situates across the 10th AVE (3822-3804 W 10th AVE) and the block situates behind the development (3822-3800 W Broadway) are all residential houses, those shops located at the high street of the 10th AVE are all located at the eastern side of Highbury Street. In light of the above, will the Council and the Rezoning Planner ever consider not to extend commercial units / activities to such development even Secured Rental Policy allows it? Understood there are Parking-by-law and TDM Plan to regulate and manage parking and traffic. But I can't see how those laws and plans can genuinely avoid additional traffic and noise issues bring to the neighbourhood. Just one typical example, if the entrance / exit of the underground parking face directly towards the back-lane of 3822-3800 W Broadway, noises and traffic generate by those vehicles driving in and out of that narrow back-lane will cause nuisance to those families living over there every-single-day. How will you address this? What about traffic, parking and noises caused by commercial activities? All I see the TDM Plan tries to manage traffic issues caused by the apartment units only but didn't address traffic and noise issues generate from commercial activities. How will you address that? Will the Rezoning Planner consider replace those shops at the ground floor with dwelling units and lower the 6-storey high building to a 4-storey high building in order to streamline the contour of the neighborhood houses? Hope the rezoning planner and the developer can work together with those residents living close-by to come up with a win-win solution to address all those setbacks and privacy issues before the Council makes a decision.

    colman chan asked 26 days ago

    Please see the City Open House Boards for information on the role of rental housing, below-market rents and the rezoning process. While the primary focus of the Secured Rental Policy is on delivering new rental housing, the policy also supports new mixed-used buildings with commercial uses in Low-Density Transition Areas, including on both sides of 10th Avenue in some areas. City-wide studies indicate a need to increase the supply of commercial space over the long-term in line with anticipated population growth. The applicant has proposed a rezoning to the RR-3B district schedule, which is subject to Council approval. Should Council decide to consider the application, a public hearing will be held and residents will have an opportunity to speak directly to Council.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Humans are non-stop building, from small houses to taller building. We build home for ourselves yet destroy the house from many animals. We cut down trees to make our concrete forest. West Point Grey is a peaceful neighbourhood. How can you make sure the environment reminds the same? How can you make sure the traffic that you bring can be minimised? We DO NOT need more traffic in our back lane, as we do not need more CO2 when our children is playing in the backyard.

    C Chan asked 26 days ago

    Thank you for your comments.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Will the street level floor be allowed to have amenities under this type of zoning (i.e. cafe, hair salon, dental office, etc.)?

    Stefano asked 28 days ago

    Yes, the proposal is for a mixed-use building with commercial retail uses at street level. 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.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    The properties that are being assembled on 10th are selling at significantly higher prices than assessed values. What will happen with assessed values for the homes that are not assembled? Many homeowners have children in local schools and don't want to move but are worried that their property taxes increasing as a result of land assemblies. Thank you.

    Chris asked about 1 month ago

    Assessed value for properties is not determined by the City. For information, please see  BC Assessment.

Page last updated: 20 Jun 2022, 08:08 AM