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4339-4387 Cambie St and 506 W 27th Ave 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 CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a seven-storey mixed-use building and includes:

  • 130 strata residential units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 2.96; and
  • A building height of 27.0 m (89 ft.) with additional height for rooftop amenity space.

This application is being considered under the Cambie Corridor Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

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

The City of Vancouver has received an application to rezone the subject site from R1-1 (Residential Inclusive) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of a seven-storey mixed-use building and includes:

  • 130 strata residential units;
  • Commercial space on the ground floor;
  • A floor space ratio (FSR) of 2.96; and
  • A building height of 27.0 m (89 ft.) with additional height for rooftop amenity space.

This application is being considered under the Cambie Corridor Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

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

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

The opportunity to ask questions through the Q&A is available from January 29 to February 11, 2025. 

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 How much oversight is there in terms of which businesses go into the proposed commercial spaces? If the city wants to foster complete neighbourhoods and wants to support the local economy (as stated in various "plans"), will there be any process in place for ensuring the commercial space not be solely filled with (eg) impersonal franchises? For community to gel and thus become more resilient, it is helpful to have arts-based, creative and inspiring spaces, which are inclusive and provide points of access beyond monetary transactions. Can developers be encouraged/mandated to include these sorts of enterprises (maker-spaces, studio, gallery, youth space)? Might this be a way to "give back" to the communities/neighbourhoods in which developers have massively profited? This would be beyond the CAC (which might not stay in the 'hood), and beyond a public art installation which is often static and not doing the work of engagement. on Facebook Share How much oversight is there in terms of which businesses go into the proposed commercial spaces? If the city wants to foster complete neighbourhoods and wants to support the local economy (as stated in various "plans"), will there be any process in place for ensuring the commercial space not be solely filled with (eg) impersonal franchises? For community to gel and thus become more resilient, it is helpful to have arts-based, creative and inspiring spaces, which are inclusive and provide points of access beyond monetary transactions. Can developers be encouraged/mandated to include these sorts of enterprises (maker-spaces, studio, gallery, youth space)? Might this be a way to "give back" to the communities/neighbourhoods in which developers have massively profited? This would be beyond the CAC (which might not stay in the 'hood), and beyond a public art installation which is often static and not doing the work of engagement. on Twitter Share How much oversight is there in terms of which businesses go into the proposed commercial spaces? If the city wants to foster complete neighbourhoods and wants to support the local economy (as stated in various "plans"), will there be any process in place for ensuring the commercial space not be solely filled with (eg) impersonal franchises? For community to gel and thus become more resilient, it is helpful to have arts-based, creative and inspiring spaces, which are inclusive and provide points of access beyond monetary transactions. Can developers be encouraged/mandated to include these sorts of enterprises (maker-spaces, studio, gallery, youth space)? Might this be a way to "give back" to the communities/neighbourhoods in which developers have massively profited? This would be beyond the CAC (which might not stay in the 'hood), and beyond a public art installation which is often static and not doing the work of engagement. on Linkedin Email How much oversight is there in terms of which businesses go into the proposed commercial spaces? If the city wants to foster complete neighbourhoods and wants to support the local economy (as stated in various "plans"), will there be any process in place for ensuring the commercial space not be solely filled with (eg) impersonal franchises? For community to gel and thus become more resilient, it is helpful to have arts-based, creative and inspiring spaces, which are inclusive and provide points of access beyond monetary transactions. Can developers be encouraged/mandated to include these sorts of enterprises (maker-spaces, studio, gallery, youth space)? Might this be a way to "give back" to the communities/neighbourhoods in which developers have massively profited? This would be beyond the CAC (which might not stay in the 'hood), and beyond a public art installation which is often static and not doing the work of engagement. link

    How much oversight is there in terms of which businesses go into the proposed commercial spaces? If the city wants to foster complete neighbourhoods and wants to support the local economy (as stated in various "plans"), will there be any process in place for ensuring the commercial space not be solely filled with (eg) impersonal franchises? For community to gel and thus become more resilient, it is helpful to have arts-based, creative and inspiring spaces, which are inclusive and provide points of access beyond monetary transactions. Can developers be encouraged/mandated to include these sorts of enterprises (maker-spaces, studio, gallery, youth space)? Might this be a way to "give back" to the communities/neighbourhoods in which developers have massively profited? This would be beyond the CAC (which might not stay in the 'hood), and beyond a public art installation which is often static and not doing the work of engagement.

    Naomi Steinberg asked 3 months ago

    Thank you for your question. 

    No commercial tenants have been identified at this time. Based on staff assessment, the proposed Commercial Retail Units  are appropriately sized to accommodate retail and local businesses. A retail study that was undertaken as a result of the Council direction to explore potential opportunities for commercial space in proximity to King Edward Station on Cambie Street, focused on ‘neighbourhood-serving’ retail. Example of neighbourhood serving retails from the study (pg. 12) are listed below:

    • Supermarket / Grocery Stores
    • Specialty Foods Stores
    • Convenience Stores
    • Full service and limited service restaurants
    • Pet / Pet supply stores
    • Hardware stores (small-scale)
    • Pharmacy / Health Stores
    • Liquor stores
    • Service commercial (personal, professional, financial, health)
  • Share Why is the children's rooftop play area placed at the front of the building where the most noise and pollution from Cambie will be felt? If these buildings are actually meant to be family friendly, then perhaps the play area could be on the West side of the building?? on Facebook Share Why is the children's rooftop play area placed at the front of the building where the most noise and pollution from Cambie will be felt? If these buildings are actually meant to be family friendly, then perhaps the play area could be on the West side of the building?? on Twitter Share Why is the children's rooftop play area placed at the front of the building where the most noise and pollution from Cambie will be felt? If these buildings are actually meant to be family friendly, then perhaps the play area could be on the West side of the building?? on Linkedin Email Why is the children's rooftop play area placed at the front of the building where the most noise and pollution from Cambie will be felt? If these buildings are actually meant to be family friendly, then perhaps the play area could be on the West side of the building?? link

    Why is the children's rooftop play area placed at the front of the building where the most noise and pollution from Cambie will be felt? If these buildings are actually meant to be family friendly, then perhaps the play area could be on the West side of the building??

    Naomi Steinberg asked 3 months ago

    The proposed child play area is located on the south side of the building, adjacent to West 28th Ave. Please reference drawing A20-08 on pg. 44 of the application booklet for more detail. The suitability and location of amenity spaces, including play areas is a component of the City’s review process. Design specifics of the play area will be reviewed and refined at the development permit stage.

  • Share It would be great to see any information regarding water. Based on what has happened in other excavations near by does anyone know if there is an aquifer, if there are underground creeks, or where the water table is at? Is the city aware of the sink-hole that appeared in the middle of 27th just West of Cambie, shortly after the work was done on the water main?? on Facebook Share It would be great to see any information regarding water. Based on what has happened in other excavations near by does anyone know if there is an aquifer, if there are underground creeks, or where the water table is at? Is the city aware of the sink-hole that appeared in the middle of 27th just West of Cambie, shortly after the work was done on the water main?? on Twitter Share It would be great to see any information regarding water. Based on what has happened in other excavations near by does anyone know if there is an aquifer, if there are underground creeks, or where the water table is at? Is the city aware of the sink-hole that appeared in the middle of 27th just West of Cambie, shortly after the work was done on the water main?? on Linkedin Email It would be great to see any information regarding water. Based on what has happened in other excavations near by does anyone know if there is an aquifer, if there are underground creeks, or where the water table is at? Is the city aware of the sink-hole that appeared in the middle of 27th just West of Cambie, shortly after the work was done on the water main?? link

    It would be great to see any information regarding water. Based on what has happened in other excavations near by does anyone know if there is an aquifer, if there are underground creeks, or where the water table is at? Is the city aware of the sink-hole that appeared in the middle of 27th just West of Cambie, shortly after the work was done on the water main??

    Naomi Steinberg asked 3 months ago

    Thank you for your question. 

    This proposal is located in the Cambie Corridor Sewershed, and as a result was required to submit a Preliminary Hydrogeological Study. This study provides staff with background information on the project and site, a summary of the proposed hydrogeological investigation, an anticipated approach to construction-related and permanent groundwater management, as well as discusses any significant groundwater-related risks or negative impacts. As the project advances through the development process additional information will be required that includes all the necessary hydrological data for the site. Please see the Groundwater Management Bulletin for more information. 

    At this time, staff note that there are no underground creeks or old streams through this area. Please clarify the location of the observed sink-hole on W. 27th Ave. Engineering staff note that there is currently work on W 27th Ave. between Willow St and Heather St.

  • Share On page 8 of the application booklet, point 5.2.19 states that "Variety in the architectural treatment will be encouraged across the building, ensuring the design avoids repetition and fosters an interesting streetscape." Given that the design of the building looks much like the one that Aria completed across Cambie Boulevard in 2021 (the Savoy) and much like the proposed building one block to the North (Arden), how can there be the suggestion that the architecture will contribute to an interesting streetscape and will avoid repetition??? on Facebook Share On page 8 of the application booklet, point 5.2.19 states that "Variety in the architectural treatment will be encouraged across the building, ensuring the design avoids repetition and fosters an interesting streetscape." Given that the design of the building looks much like the one that Aria completed across Cambie Boulevard in 2021 (the Savoy) and much like the proposed building one block to the North (Arden), how can there be the suggestion that the architecture will contribute to an interesting streetscape and will avoid repetition??? on Twitter Share On page 8 of the application booklet, point 5.2.19 states that "Variety in the architectural treatment will be encouraged across the building, ensuring the design avoids repetition and fosters an interesting streetscape." Given that the design of the building looks much like the one that Aria completed across Cambie Boulevard in 2021 (the Savoy) and much like the proposed building one block to the North (Arden), how can there be the suggestion that the architecture will contribute to an interesting streetscape and will avoid repetition??? on Linkedin Email On page 8 of the application booklet, point 5.2.19 states that "Variety in the architectural treatment will be encouraged across the building, ensuring the design avoids repetition and fosters an interesting streetscape." Given that the design of the building looks much like the one that Aria completed across Cambie Boulevard in 2021 (the Savoy) and much like the proposed building one block to the North (Arden), how can there be the suggestion that the architecture will contribute to an interesting streetscape and will avoid repetition??? link

    On page 8 of the application booklet, point 5.2.19 states that "Variety in the architectural treatment will be encouraged across the building, ensuring the design avoids repetition and fosters an interesting streetscape." Given that the design of the building looks much like the one that Aria completed across Cambie Boulevard in 2021 (the Savoy) and much like the proposed building one block to the North (Arden), how can there be the suggestion that the architecture will contribute to an interesting streetscape and will avoid repetition???

    Naomi Steinberg asked 3 months ago

    At  the rezoning stage of the development process, City reviews are focused on the proposed uses, height and density of a proposal. Details, such as architectural expression are reviewed in greater detail during the development permit stage. 

    Your question was forwarded to the applicant who provided the following response:  

    “While it may appear at first glance that there are similarities between Savoy, Arden, and this current project, the only repetition across these developments is the six-story height and concrete construction, which are typical characteristics of buildings in this area.

    However, the exterior design, materials, and building forms vary significantly across the projects:

    • Savoy is located on a middle block, featuring a design suited to its positioning.
    • Arden has a stepped L-shape, responding to its site context and maximizing interaction with its surroundings.
    • This current project under public review covers a full block and has a C-shaped design, creating a distinct streetscape presence. It should also be noted that this project is mixed-use that integrates commercial space at its base. 

    Each project has been thoughtfully designed to fit its specific site, ensuring architectural variety and an engaging streetscape while maintaining a cohesive neighborhood character.”

  • Share Can you please tell us when the arborist report will be available? I see no mention of the four existing trees fronting the property (two beeches and two cedar) all of which are significant in height + girth. They provide many nature services (shade, air filtering, water absorption - helping mitigate climactic events both during heatwaves and during atmospheric rivers). They provide habitat and contribute to the livability and character of the neighbourhood, while being in compliment/enhancement of the historic boulevard. The proposed plans mention retaining existing trees but the renderings and statistics would only be achievable if the trees were all cut. If consideration will be given to retention, then the architect needs to get back to the drawing board and give options for what is possible before any other choices can be made. on Facebook Share Can you please tell us when the arborist report will be available? I see no mention of the four existing trees fronting the property (two beeches and two cedar) all of which are significant in height + girth. They provide many nature services (shade, air filtering, water absorption - helping mitigate climactic events both during heatwaves and during atmospheric rivers). They provide habitat and contribute to the livability and character of the neighbourhood, while being in compliment/enhancement of the historic boulevard. The proposed plans mention retaining existing trees but the renderings and statistics would only be achievable if the trees were all cut. If consideration will be given to retention, then the architect needs to get back to the drawing board and give options for what is possible before any other choices can be made. on Twitter Share Can you please tell us when the arborist report will be available? I see no mention of the four existing trees fronting the property (two beeches and two cedar) all of which are significant in height + girth. They provide many nature services (shade, air filtering, water absorption - helping mitigate climactic events both during heatwaves and during atmospheric rivers). They provide habitat and contribute to the livability and character of the neighbourhood, while being in compliment/enhancement of the historic boulevard. The proposed plans mention retaining existing trees but the renderings and statistics would only be achievable if the trees were all cut. If consideration will be given to retention, then the architect needs to get back to the drawing board and give options for what is possible before any other choices can be made. on Linkedin Email Can you please tell us when the arborist report will be available? I see no mention of the four existing trees fronting the property (two beeches and two cedar) all of which are significant in height + girth. They provide many nature services (shade, air filtering, water absorption - helping mitigate climactic events both during heatwaves and during atmospheric rivers). They provide habitat and contribute to the livability and character of the neighbourhood, while being in compliment/enhancement of the historic boulevard. The proposed plans mention retaining existing trees but the renderings and statistics would only be achievable if the trees were all cut. If consideration will be given to retention, then the architect needs to get back to the drawing board and give options for what is possible before any other choices can be made. link

    Can you please tell us when the arborist report will be available? I see no mention of the four existing trees fronting the property (two beeches and two cedar) all of which are significant in height + girth. They provide many nature services (shade, air filtering, water absorption - helping mitigate climactic events both during heatwaves and during atmospheric rivers). They provide habitat and contribute to the livability and character of the neighbourhood, while being in compliment/enhancement of the historic boulevard. The proposed plans mention retaining existing trees but the renderings and statistics would only be achievable if the trees were all cut. If consideration will be given to retention, then the architect needs to get back to the drawing board and give options for what is possible before any other choices can be made.

    Naomi Steinberg asked 3 months ago

    Thank you for your question and request. We have added the arborist report to the project’s Shape Your City page for your reference. 

    The City of Vancouver has an Urban Forest Strategy, that you can view here. The Urban Forest Strategy seeks to protect and strengthen Vancouver’s urban forest and tree canopy. Also, the Protection of Trees By-law requires permission to remove trees that meet certain conditions to protect as many healthy, viable trees while still meeting the challenges of development and housing priorities. Progress of the Urban Forest Strategy can be found here. 

    For each rezoning project, a detailed tree assessment and retention report is required as part of the subsequent development permit stage. Staff review these materials and provide conditions to retain and protect trees, wherever possible. This process allows for a coordinated assessment of tree retention and replacement with the proposed form of development.

  • Share Can you tell us more about how this development can be 100% market rentals? I've gotten lost in all the amendements and rezonings and breaking of past promises. on Facebook Share Can you tell us more about how this development can be 100% market rentals? I've gotten lost in all the amendements and rezonings and breaking of past promises. on Twitter Share Can you tell us more about how this development can be 100% market rentals? I've gotten lost in all the amendements and rezonings and breaking of past promises. on Linkedin Email Can you tell us more about how this development can be 100% market rentals? I've gotten lost in all the amendements and rezonings and breaking of past promises. link

    Can you tell us more about how this development can be 100% market rentals? I've gotten lost in all the amendements and rezonings and breaking of past promises.

    Naomi Steinberg asked 3 months ago

    Thank you for your question.

    The rezoning application has been submitted under the Cambie Corridor Plan. In this sub-section of the Cambie Plan (see section 4.2.2 Cambie Street: King Edward to 29th Avenue) there is no policy requiring the delivery of 100% secured rental housing in this specific area. As such, the applicant is proposing a strata residential building in alignment with policy with the addition of ground-floor retail at the direction of Council.

    Had the applicant chosen to submit a rezoning application under the Transit-Oriented Areas Rezoning Policy, they would have been required to deliver either (1) 100% of the residential floor area as secured rental with a minimum of 20% of the net residential area provided as below-market rental; or (2) a minimum of 20% of the net residential floor area provided as social housing. However, this rezoning policy permits height up to 12-storeys and a density of up to 4.0 FSR on this site.

Page last updated: 12 Feb 2025, 08:36 AM