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4261 Cambie St and 503 W 27th Ave rezoning application

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This application was approved by Council at Public Hearing on June 29, 2023.


We would like your feedback on a rezoning application at 4261 Cambie St and 503 W 27th Ave. The proposal is to allow for the development of a 6-storey strata titled residential building. The zoning would change from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 60 residential units including 2 townhouses
  • A floor area of 5,436.92 sq. m (58,523 sq. ft.)
  • A floor space ratio (FSR) of 2.79
  • A building height of 23.62 m (77.5 ft.)
  • 88 vehicle parking spaces and 132 Class A bicycle parking spaces.

The application is being considered under the Cambie Corridor Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.


We would like your feedback on a rezoning application at 4261 Cambie St and 503 W 27th Ave. The proposal is to allow for the development of a 6-storey strata titled residential building. The zoning would change from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 60 residential units including 2 townhouses
  • A floor area of 5,436.92 sq. m (58,523 sq. ft.)
  • A floor space ratio (FSR) of 2.79
  • A building height of 23.62 m (77.5 ft.)
  • 88 vehicle parking spaces and 132 Class A bicycle parking spaces.

The application is being considered under the Cambie Corridor Plan.

Application drawings and statistics on this webpage are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

This application was approved by Council at Public Hearing on June 29, 2023.

The opportunity to ask questions through the Q&A is available from May 2, 2022 to May 22, 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 Why is it ok for Mr. Matis to list the trees being retained that are the street trees ? I thought the CoV wanted to differentiate between trees on private land vs public land?? Sayng trees are being retained makes the application look good but it is very misleading. Based on conversations I've had with city arborists it is not Mr. Matis who has the right to decide what happens with the street trees. This misreprentation is particularly frustrating given there is no mention of the two biggest trees that are within the building envelope that will be killed (those trees that contribute so much to air quality, shade, beauty, habitat, permeable surface, stopping flooding by drinking the water) ... so yes, please help me understand why the proposal can be skewed in this way?? on Facebook Share Why is it ok for Mr. Matis to list the trees being retained that are the street trees ? I thought the CoV wanted to differentiate between trees on private land vs public land?? Sayng trees are being retained makes the application look good but it is very misleading. Based on conversations I've had with city arborists it is not Mr. Matis who has the right to decide what happens with the street trees. This misreprentation is particularly frustrating given there is no mention of the two biggest trees that are within the building envelope that will be killed (those trees that contribute so much to air quality, shade, beauty, habitat, permeable surface, stopping flooding by drinking the water) ... so yes, please help me understand why the proposal can be skewed in this way?? on Twitter Share Why is it ok for Mr. Matis to list the trees being retained that are the street trees ? I thought the CoV wanted to differentiate between trees on private land vs public land?? Sayng trees are being retained makes the application look good but it is very misleading. Based on conversations I've had with city arborists it is not Mr. Matis who has the right to decide what happens with the street trees. This misreprentation is particularly frustrating given there is no mention of the two biggest trees that are within the building envelope that will be killed (those trees that contribute so much to air quality, shade, beauty, habitat, permeable surface, stopping flooding by drinking the water) ... so yes, please help me understand why the proposal can be skewed in this way?? on Linkedin Email Why is it ok for Mr. Matis to list the trees being retained that are the street trees ? I thought the CoV wanted to differentiate between trees on private land vs public land?? Sayng trees are being retained makes the application look good but it is very misleading. Based on conversations I've had with city arborists it is not Mr. Matis who has the right to decide what happens with the street trees. This misreprentation is particularly frustrating given there is no mention of the two biggest trees that are within the building envelope that will be killed (those trees that contribute so much to air quality, shade, beauty, habitat, permeable surface, stopping flooding by drinking the water) ... so yes, please help me understand why the proposal can be skewed in this way?? link

    Why is it ok for Mr. Matis to list the trees being retained that are the street trees ? I thought the CoV wanted to differentiate between trees on private land vs public land?? Sayng trees are being retained makes the application look good but it is very misleading. Based on conversations I've had with city arborists it is not Mr. Matis who has the right to decide what happens with the street trees. This misreprentation is particularly frustrating given there is no mention of the two biggest trees that are within the building envelope that will be killed (those trees that contribute so much to air quality, shade, beauty, habitat, permeable surface, stopping flooding by drinking the water) ... so yes, please help me understand why the proposal can be skewed in this way??

    Naomi Steinberg asked over 2 years ago

    The applicant is responsible for providing an arborist report that looks at the viability and the health of both site and city trees at the time of application. The arborist report provides advice and the City will review the findings in accordance with Vancouver’s Urban Forest Strategy and Protection of Trees Bylaw and will ultimately decide on which trees will remain.  The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification.

  • Share Many neighbours and I are concerned about the number of mature trees that will be taken down because of this project. What can be done to save more of them? Why is that not a high priority to maintain the living trees that play a rule in this neighbourhood? Replacement trees are not the same. on Facebook Share Many neighbours and I are concerned about the number of mature trees that will be taken down because of this project. What can be done to save more of them? Why is that not a high priority to maintain the living trees that play a rule in this neighbourhood? Replacement trees are not the same. on Twitter Share Many neighbours and I are concerned about the number of mature trees that will be taken down because of this project. What can be done to save more of them? Why is that not a high priority to maintain the living trees that play a rule in this neighbourhood? Replacement trees are not the same. on Linkedin Email Many neighbours and I are concerned about the number of mature trees that will be taken down because of this project. What can be done to save more of them? Why is that not a high priority to maintain the living trees that play a rule in this neighbourhood? Replacement trees are not the same. link

    Many neighbours and I are concerned about the number of mature trees that will be taken down because of this project. What can be done to save more of them? Why is that not a high priority to maintain the living trees that play a rule in this neighbourhood? Replacement trees are not the same.

    Leah Pomerantz asked over 2 years ago

    The applicant is responsible for providing an arborist report that looks at the viability and the health of both site and city trees at the time of application. The arborist report provides advice and the City will review the findings in accordance with Vancouver’s Urban Forest Strategy and Protection of Trees Bylaw and will ultimately decide on which trees will remain.  The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification.

  • Share I haven't recieved the same "cut and paste" reply that others have; all I've recieved is a confirmation that my feedback was recieved. However, one of my neighbours has said his email now says that six of the eight trees will be removed, and the developer will plant seventeen. Is it truly necessary to remove them? Can not the majority of them be saved? Seventeen small landscaping trees will not make up for six very mature evergreens. Who signs off on this, and why are the trees not given more weight when it comes to development? Thank you for your reply. on Facebook Share I haven't recieved the same "cut and paste" reply that others have; all I've recieved is a confirmation that my feedback was recieved. However, one of my neighbours has said his email now says that six of the eight trees will be removed, and the developer will plant seventeen. Is it truly necessary to remove them? Can not the majority of them be saved? Seventeen small landscaping trees will not make up for six very mature evergreens. Who signs off on this, and why are the trees not given more weight when it comes to development? Thank you for your reply. on Twitter Share I haven't recieved the same "cut and paste" reply that others have; all I've recieved is a confirmation that my feedback was recieved. However, one of my neighbours has said his email now says that six of the eight trees will be removed, and the developer will plant seventeen. Is it truly necessary to remove them? Can not the majority of them be saved? Seventeen small landscaping trees will not make up for six very mature evergreens. Who signs off on this, and why are the trees not given more weight when it comes to development? Thank you for your reply. on Linkedin Email I haven't recieved the same "cut and paste" reply that others have; all I've recieved is a confirmation that my feedback was recieved. However, one of my neighbours has said his email now says that six of the eight trees will be removed, and the developer will plant seventeen. Is it truly necessary to remove them? Can not the majority of them be saved? Seventeen small landscaping trees will not make up for six very mature evergreens. Who signs off on this, and why are the trees not given more weight when it comes to development? Thank you for your reply. link

    I haven't recieved the same "cut and paste" reply that others have; all I've recieved is a confirmation that my feedback was recieved. However, one of my neighbours has said his email now says that six of the eight trees will be removed, and the developer will plant seventeen. Is it truly necessary to remove them? Can not the majority of them be saved? Seventeen small landscaping trees will not make up for six very mature evergreens. Who signs off on this, and why are the trees not given more weight when it comes to development? Thank you for your reply.

    Sheila Louis asked over 2 years ago

    The applicant is responsible for providing an arborist report that looks at the viability and the health of both site and city trees at the time of application. The arborist report provides advice and the City will review the findings in accordance with Vancouver’s Urban Forest Strategy and Protection of Trees Bylaw and will ultimately decide on which trees will remain.  The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification.

  • Share Why was it ok for Mr. Matis to put a billboard promoting his company across Cambie from this development? For about a year it has been there - a kind of free advertising I suppose?? on Facebook Share Why was it ok for Mr. Matis to put a billboard promoting his company across Cambie from this development? For about a year it has been there - a kind of free advertising I suppose?? on Twitter Share Why was it ok for Mr. Matis to put a billboard promoting his company across Cambie from this development? For about a year it has been there - a kind of free advertising I suppose?? on Linkedin Email Why was it ok for Mr. Matis to put a billboard promoting his company across Cambie from this development? For about a year it has been there - a kind of free advertising I suppose?? link

    Why was it ok for Mr. Matis to put a billboard promoting his company across Cambie from this development? For about a year it has been there - a kind of free advertising I suppose??

    Naomi Steinberg asked over 2 years ago

    Thank you for your question.  Sign installations are regulated by the City’s Sign By-law. More information can be found here and questions on signs can be submitted to sign.permits@vancouver.ca

  • Share Non of the city engineers or private contractors I have spoken to over the past months have said anything about gathering data about the substrate (aka boudlers, water courses, veins of silt/sand/clay) .. It is evident from other recent excavations that there can be costly and profound consequences for the structurual integrity of the land. ARE WE SURE we need another condo with excavation in the False Creek Watershed disrupting creeks, altering the watertable and causing sinkholes to appear in the recently repaved streets?? on Facebook Share Non of the city engineers or private contractors I have spoken to over the past months have said anything about gathering data about the substrate (aka boudlers, water courses, veins of silt/sand/clay) .. It is evident from other recent excavations that there can be costly and profound consequences for the structurual integrity of the land. ARE WE SURE we need another condo with excavation in the False Creek Watershed disrupting creeks, altering the watertable and causing sinkholes to appear in the recently repaved streets?? on Twitter Share Non of the city engineers or private contractors I have spoken to over the past months have said anything about gathering data about the substrate (aka boudlers, water courses, veins of silt/sand/clay) .. It is evident from other recent excavations that there can be costly and profound consequences for the structurual integrity of the land. ARE WE SURE we need another condo with excavation in the False Creek Watershed disrupting creeks, altering the watertable and causing sinkholes to appear in the recently repaved streets?? on Linkedin Email Non of the city engineers or private contractors I have spoken to over the past months have said anything about gathering data about the substrate (aka boudlers, water courses, veins of silt/sand/clay) .. It is evident from other recent excavations that there can be costly and profound consequences for the structurual integrity of the land. ARE WE SURE we need another condo with excavation in the False Creek Watershed disrupting creeks, altering the watertable and causing sinkholes to appear in the recently repaved streets?? link

    Non of the city engineers or private contractors I have spoken to over the past months have said anything about gathering data about the substrate (aka boudlers, water courses, veins of silt/sand/clay) .. It is evident from other recent excavations that there can be costly and profound consequences for the structurual integrity of the land. ARE WE SURE we need another condo with excavation in the False Creek Watershed disrupting creeks, altering the watertable and causing sinkholes to appear in the recently repaved streets??

    Naomi Steinberg asked over 2 years ago

    Thank you for your question.  This site is eligible for redevelopment under the Cambie Corridor Plan. The applicant will be required to meet city submission requirements at the Development and Building Permit stages should the application be approved. As part of the Building Permit review, the applicant is required to submit a geotechnical letter which verifies soil capacity for the construction of the building.

  • Share How will the mature trees be protected during development? on Facebook Share How will the mature trees be protected during development? on Twitter Share How will the mature trees be protected during development? on Linkedin Email How will the mature trees be protected during development? link

    How will the mature trees be protected during development?

    JuliaB asked over 2 years ago

    Thank you for your question. Rezoning staff will be reaching out to our colleagues in the landscape and parks departments and will have a reply for you soon.  

    Update (May 19, 2022): Your question has already been asked. Here's a copy of an earlier response: 

    The Urban Forest Strategy, which can be found here, was developed to find ways to help preserve, protect and strengthen Vancouver’s urban forest and tree canopy for the future. The Protection of Trees By-law aims to maintain a healthy urban forest by requiring permission be sought to remove trees which meet certain conditions. The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification. This is in keeping with City goals.

    There are currently eight on-site trees, six are proposed for removal either due to poor structural conditions, poor health, or their locations relative to the building envelope.  The applicant is proposing an additional 17 site trees.  Regarding the City street trees: Parks Board makes every effort to retain all healthy trees.  All City trees will have required tree protection fencing around them and will be reviewed and inspected by City staff.  Sometimes Parks Board will allow removal of trees in serious decline in order to optimize protection of other healthy trees on a large construction project like this.  All tree removals are reviewed by Urban Forestry staff, and are replaced with new healthy trees in improved growing environments.  There is one neighbouring tree proposed to be retained.

  • Share how many mature trees will be cut down for this development? I know developers are required to replant, perhaps even at at 2:1 ratio, but is the city taking into account the loss of mature trees and the time lag and lost habitat between a mature tree and newly planted trees? as a resident of the area, we should be valuing these trees a lot more for the ecological benefits they provide. on Facebook Share how many mature trees will be cut down for this development? I know developers are required to replant, perhaps even at at 2:1 ratio, but is the city taking into account the loss of mature trees and the time lag and lost habitat between a mature tree and newly planted trees? as a resident of the area, we should be valuing these trees a lot more for the ecological benefits they provide. on Twitter Share how many mature trees will be cut down for this development? I know developers are required to replant, perhaps even at at 2:1 ratio, but is the city taking into account the loss of mature trees and the time lag and lost habitat between a mature tree and newly planted trees? as a resident of the area, we should be valuing these trees a lot more for the ecological benefits they provide. on Linkedin Email how many mature trees will be cut down for this development? I know developers are required to replant, perhaps even at at 2:1 ratio, but is the city taking into account the loss of mature trees and the time lag and lost habitat between a mature tree and newly planted trees? as a resident of the area, we should be valuing these trees a lot more for the ecological benefits they provide. link

    how many mature trees will be cut down for this development? I know developers are required to replant, perhaps even at at 2:1 ratio, but is the city taking into account the loss of mature trees and the time lag and lost habitat between a mature tree and newly planted trees? as a resident of the area, we should be valuing these trees a lot more for the ecological benefits they provide.

    Robyn McLean asked over 2 years ago

    Thank you for your question. Rezoning staff will be reaching out to our colleagues in the landscape and parks departments and will have a reply for you soon.  

    Update (May 19, 2022): Your question has already been asked. Here's a copy of an earlier response: 

    The Urban Forest Strategy, which can be found here, was developed to find ways to help preserve, protect and strengthen Vancouver’s urban forest and tree canopy for the future. The Protection of Trees By-law aims to maintain a healthy urban forest by requiring permission be sought to remove trees which meet certain conditions. The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification. This is in keeping with City goals.

    There are currently eight on-site trees, six are proposed for removal either due to poor structural conditions, poor health, or their locations relative to the building envelope.  The applicant is proposing an additional 17 site trees.  Regarding the City street trees: Parks Board makes every effort to retain all healthy trees.  All City trees will have required tree protection fencing around them and will be reviewed and inspected by City staff.  Sometimes Parks Board will allow removal of trees in serious decline in order to optimize protection of other healthy trees on a large construction project like this.  All tree removals are reviewed by Urban Forestry staff, and are replaced with new healthy trees in improved growing environments.  There is one neighbouring tree proposed to be retained.

  • Share There are several mature trees on the properties that this apartment is going to be built on, and the trees not only provide fresh air for our neighbourhood but they are also used by the crows that migrate across the city every day. On particularly stormy days the crows stop of in these trees and for a while they are filled with hundreds of crows taking a break before finishing their commute home. Will the city protect these trees so that this development has to work around them? Please save these trees. on Facebook Share There are several mature trees on the properties that this apartment is going to be built on, and the trees not only provide fresh air for our neighbourhood but they are also used by the crows that migrate across the city every day. On particularly stormy days the crows stop of in these trees and for a while they are filled with hundreds of crows taking a break before finishing their commute home. Will the city protect these trees so that this development has to work around them? Please save these trees. on Twitter Share There are several mature trees on the properties that this apartment is going to be built on, and the trees not only provide fresh air for our neighbourhood but they are also used by the crows that migrate across the city every day. On particularly stormy days the crows stop of in these trees and for a while they are filled with hundreds of crows taking a break before finishing their commute home. Will the city protect these trees so that this development has to work around them? Please save these trees. on Linkedin Email There are several mature trees on the properties that this apartment is going to be built on, and the trees not only provide fresh air for our neighbourhood but they are also used by the crows that migrate across the city every day. On particularly stormy days the crows stop of in these trees and for a while they are filled with hundreds of crows taking a break before finishing their commute home. Will the city protect these trees so that this development has to work around them? Please save these trees. link

    There are several mature trees on the properties that this apartment is going to be built on, and the trees not only provide fresh air for our neighbourhood but they are also used by the crows that migrate across the city every day. On particularly stormy days the crows stop of in these trees and for a while they are filled with hundreds of crows taking a break before finishing their commute home. Will the city protect these trees so that this development has to work around them? Please save these trees.

    Jar Jar Stephen asked over 2 years ago

    Thank you for your question. Rezoning staff will be reaching out to our colleagues in the landscape and parks departments and will have a reply for you soon.  

    Update (May 19, 2022): Your question has already been asked. Here's a copy of an earlier response: 

    The Urban Forest Strategy, which can be found here, was developed to find ways to help preserve, protect and strengthen Vancouver’s urban forest and tree canopy for the future. The Protection of Trees By-law aims to maintain a healthy urban forest by requiring permission be sought to remove trees which meet certain conditions. The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification. This is in keeping with City goals.

    There are currently eight on-site trees, six are proposed for removal either due to poor structural conditions, poor health, or their locations relative to the building envelope.  The applicant is proposing an additional 17 site trees.  Regarding the City street trees: Parks Board makes every effort to retain all healthy trees.  All City trees will have required tree protection fencing around them and will be reviewed and inspected by City staff.  Sometimes Parks Board will allow removal of trees in serious decline in order to optimize protection of other healthy trees on a large construction project like this.  All tree removals are reviewed by Urban Forestry staff, and are replaced with new healthy trees in improved growing environments.  There is one neighbouring tree proposed to be retained.

  • Share I don't have any problem with the proposed building. But I am wondering what the plan is for the mature trees on and around the property. These trees are home to birds and other wildlife, as well as a valuable noise buffer for residents of this area. It would be a poor move environmentally as well as for liveability of Cambie corridor to see them removed. on Facebook Share I don't have any problem with the proposed building. But I am wondering what the plan is for the mature trees on and around the property. These trees are home to birds and other wildlife, as well as a valuable noise buffer for residents of this area. It would be a poor move environmentally as well as for liveability of Cambie corridor to see them removed. on Twitter Share I don't have any problem with the proposed building. But I am wondering what the plan is for the mature trees on and around the property. These trees are home to birds and other wildlife, as well as a valuable noise buffer for residents of this area. It would be a poor move environmentally as well as for liveability of Cambie corridor to see them removed. on Linkedin Email I don't have any problem with the proposed building. But I am wondering what the plan is for the mature trees on and around the property. These trees are home to birds and other wildlife, as well as a valuable noise buffer for residents of this area. It would be a poor move environmentally as well as for liveability of Cambie corridor to see them removed. link

    I don't have any problem with the proposed building. But I am wondering what the plan is for the mature trees on and around the property. These trees are home to birds and other wildlife, as well as a valuable noise buffer for residents of this area. It would be a poor move environmentally as well as for liveability of Cambie corridor to see them removed.

    JaneEM asked over 2 years ago

    Thank you for your question. Rezoning staff will be reaching out to our colleagues in the landscape and parks departments and will have a reply for you soon.  

    Update (May 19, 2022): 

    The Urban Forest Strategy, which can be found here, was developed to find ways to help preserve, protect and strengthen Vancouver’s urban forest and tree canopy for the future. The Protection of Trees By-law aims to maintain a healthy urban forest by requiring permission be sought to remove trees which meet certain conditions. The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification. This is in keeping with City goals.

    There are currently eight on-site trees, six are proposed for removal either due to poor structural conditions, poor health, or their locations relative to the building envelope.  The applicant is proposing an additional 17 site trees.  Regarding the City street trees: Parks Board makes every effort to retain all healthy trees.  All City trees will have required tree protection fencing around them and will be reviewed and inspected by City staff.  Sometimes Parks Board will allow removal of trees in serious decline in order to optimize protection of other healthy trees on a large construction project like this.  All tree removals are reviewed by Urban Forestry staff, and are replaced with new healthy trees in improved growing environments.  There is one neighbouring tree proposed to be retained.