485 W 28th Ave rezoning application

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We would like your feedback on a rezoning application at 485 W 28th Ave. The proposal is to allow for the development of a 6-storey residential building. The zoning would change from RS-1 (Residential) to CD-1 (Comprehensive Development) District. The proposal includes:

  • 27 market strata units
  • Floor space ratio (FSR) of 2.54
  • Floor area of 2455.3 sq. m (26,429 sq. ft.)
  • Building height of 19.2 m (63 ft.)
  • Partial 7th storey amenity space
  • 34 vehicle parking spaces and 64 bicycle parking spaces

The application is being considered under the Cambie Corridor Plan.

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 485 W 28th Ave. The proposal is to allow for the development of a 6-storey residential building. The zoning would change from RS-1 (Residential) to CD-1 (Comprehensive Development) District. The proposal includes:

  • 27 market strata units
  • Floor space ratio (FSR) of 2.54
  • Floor area of 2455.3 sq. m (26,429 sq. ft.)
  • Building height of 19.2 m (63 ft.)
  • Partial 7th storey amenity space
  • 34 vehicle parking spaces and 64 bicycle parking spaces

The application is being considered under the Cambie Corridor Plan.

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 September 14, 2020 to October 4, 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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    There are a number of older trees on the lot. Has the city arborist reviewed them to ensure that they stay? Second, against the Cambie Corridor principles is the talk of a 7th storey for the amenity space. There is no provisions in the Cambie corridor to allow 7 stories and without the ability to review in person the drawings and models and have a chance to talk directly it makes it hard to object on other grounds. The FSR seems OK but is the 7th storey amenity space included in the 2.54 FSR? Is there any visitor parking? I must state that the virtual open house is not as informative nor does it give the community a chance to comment properly.

    TC asked 2 months ago

    In regards to tree retention on this site, the applicant has proposed removing the three trees located towards the western boundary of the site along Cambie Street. City staff are currently reviewing the applicant’s proposed tree management plan to ensure it is in compliance with applicable policies and bylaws, including the Protection of Trees By-Law. Under the Protection of Trees By-Law, property owners must ensure certain criteria are satisfied if they seek removal of trees on a development site. For example, a tree may be considered for removal if it is located within a building envelope and changing the siting of a building within that envelope is not possible. Additionally, proposed sidewalk or public realm improvements may also have an impact on the possibility for tree retention on a site.

    In response to your second question, the applicant is proposing a partial 7thstorey common rooftop amenity space. Under the Built Form Guidelines for theCambie Corridor Plan, Policy 5.1.1 allows for an additional partial storey common rooftop amenity spaces if it is connected to a common outdoor amenity space. Developments are required to be stepped back from all building edges to minimize the appearance of this space from the ground level. The common amenity space is not included in the FSR calculations.

    Finally, the applicant is proposing two visitor parking spaces for this development, which is in accordance with the Vancouver Parking By-Law.

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    Is there a reason why W 28th street does not have a boulvard/tree belt? The tiny strip of green grass bordering the road on both sides of the street prevents any tress from being planted and makes this street a scorching nightmare to walk on in summer. Is there an opportunity to expand the boulvard/tree belt on W28th to create more privacy between the two buildings and to provide some shade and greenery for the residents?

    Sole asked 2 months ago

    The applicant will be required to include a widened sidewalk and a front boulevard with street trees along West 28th Avenue in accordance with the Cambie Corridor Public Realm Plan. The intent of the Plan is to ensure residential streets include a softer landscape treatment, provide a buffer from traffic with planted boulevards, and create a safer and more open pedestrian experience. Although it is not shown on all of the applicant’s drawings, the landscape plan shows the widened sidewalk and front boulevard, including the placement of the new trees. The landscape plan notes that six street trees will be planted in the boulevard along West 28th Avenue. Additionally, seven ornamental trees will be planted in planters around the building, with five of these trees located on the West 28th side of the property.

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    This development claims to be taking a green initiative and retaining existing trees, but the plan shows that it is NOT retaining any existing trees, and the lot has numerous very-developed trees. It claims to be retaining one tree on the North side, but that's actually a decision already made by the adjacent development at 4338-4362 Cambie Street, so it's rather lazy and convenient, and a lie, from this developer. Why isn't the development doing more to substantiate its claim?

    Theo asked 3 months ago

    As part of the City’s review of a rezoning application, the City evaluates whether the applicant’s proposed tree management plan is in compliance with applicable policies and bylaws, including the Protection of Trees By-Law. The Protection of Trees By-Law aims to have a healthy urban forest and property owners must ensure certain criteria is satisfied if they seek removal of trees on a development site. For example, a tree may be considered for removal if it is located within a building envelope and changing the siting of a building with that envelope is not possible. Additionally, proposed sidewalk or public realm improvements may also have an impact on tree retention. The City will evaluate the extent to which proposed tree retention on this site is in compliance with the Protection of Trees Bylaw as part of its review.

    City staff reached out to the applicant team for additional commentary on their proposed tree retention and landscape plan for the site. The applicant team has the following additional details to provide:

    “In response to the question regarding tree retention at 485 West 28th Avenue in Vancouver, the proposed development for this site is a 6 story building with 2 levels of underground parking.  The building is in keeping with the Cambie Corridor guidelines and is consistent with neighbouring projects, specifically 4412 Cambie across the street.  The large conifers that will be removed from the site would likely not survive any project that provided underground parking, the extensive root systems would be compromised and the trees would eventually fail.  It’s important to add that in order to protect and retain the Cypress on the neighbour’s west side (Tree #91 see Arborist Report dated August 8, 2019 Monkey Tree Services) the Owner had to reduce the underground parking garage which was an additional expense for the project.  Tree #91 is a shared tree that the Owner is required to help retain.  In an effort to mitigate the loss of urban tree canopy the proposed development provides the following:

    • 6 street trees along 28th Avenue, Parrotia Persica   2.5 M. Specimen
    • 2  street trees along Cambie flanking the existing conifer,  Fagus sylvatica ‘Dawyckii’   2.5 M. Specimen
    • 7  ornamental trees planted in planters around the building,  Styrax Japonicus  2.5 M. Specimen
    • 1,400 sq. ft. of deciduous and coniferous shrubs around the ground plane of the building
    • 1,000 sq. ft. of extensive green roof on three separate floors (Level 3, Level 5, and the roof deck)

    With the addition of 8 street trees, as well as 7 ornamental trees on site, the pedestrian experience along West 28th Avenue and Cambie will be enhanced and the urban tree canopy increased.  The 1,000 sq. feet of extensive green roof will cool the building and contribute to biodiversity in the neighbourhood.  All trees chosen for this project can be found on the City of Vancouver’s Schedule D Replacement Trees as well as the City of Vancouver Street Tree Selection list."