5 W 2nd Ave rezoning application

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We would like your feedback on a rezoning application at 5 W 2nd Ave. The proposal is to allow for the development of an 18-storey rental building with commercial uses at grade. The zoning would change from M-2 (Industrial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 122 rental units (with 20% of the residential floor area assigned to moderate income households)
  • 454 sq. m (4,893 sq. ft.) of commercial retail space at grade
  • A floor space ratio (FSR) of 7.77
  • A building height of 55.17 m (181 ft.)
  • 53 parking spaces and 232 bicycle spaces

The application is being considered under the Southeast False Creek Official Development Plan and the Below-Market Rental Housing Policy for Rezonings.

In response to COVID-19 (Coronavirus), we are holding an extended online question and answer (Q&A) period in place of an in-person open house for this project.



We would like your feedback on a rezoning application at 5 W 2nd Ave. The proposal is to allow for the development of an 18-storey rental building with commercial uses at grade. The zoning would change from M-2 (Industrial) to CD-1 (Comprehensive Development) District. This proposal includes:

  • 122 rental units (with 20% of the residential floor area assigned to moderate income households)
  • 454 sq. m (4,893 sq. ft.) of commercial retail space at grade
  • A floor space ratio (FSR) of 7.77
  • A building height of 55.17 m (181 ft.)
  • 53 parking spaces and 232 bicycle spaces

The application is being considered under the Southeast False Creek Official Development Plan and the Below-Market Rental Housing Policy for Rezonings.

In response to COVID-19 (Coronavirus), we are holding an extended online question and answer (Q&A) period 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 April 12 to May 2, 2021.

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

We post all questions as-is and aim to respond within two business days.

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    Many buildings in the area have ventilation units running at grade level facing the ally, often exceeding noise generation bylaws. What is the plan for this building to ensure that this type of deficiency is not included in the building design and that ventilation units will not exceed noise generation bylaws.

    J L asked 15 days ago

    Development must comply with Building Code requirements and the City’s Noise Control Bylaw with regards to acoustic performance. If there is non-compliance, Bylaw enforcement can be contacted through 3-1-1.

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    What’s the timeline for this development/expected ground breaking if the application is accepted?

    Slm asked 22 days ago

    The rezoning application process generally takes a year from the time of application to public hearing. If approved at Public Hearing a Development Permit and Building Permit would also be required before construction can take place. Unfortunately it is difficult to estimate when construction may begin as there are a number of factors that may impact this timeline.

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    If the project were to go through, what constitutes "moderate income earners" and how would a moderate income earner go about securing a property rental in this building?

    C.Colin asked 25 days ago

    Moderate income earners are, for single income households, defined as those earning between $30,000 and $50,000 per year, and for dual income households, are those earning between $50,000 and $80,000 per year. To be eligible for moderate income rental housing, a household must have a gross annual income that meets the requirements for the unit they are applying for, and there must be at least one household member for each bedroom, per the enabling policy. Eligibility criteria can be found here

    The building owner or their property manager will be responsible for advertising, qualifying and selecting eligible households for the moderate income rental units in the building. This is typically done via the private rental market. They will also be responsible for verifying that households continue to qualify every five years after they move in and when a household member moves in or out. For MIR units, specific income eligibility criteria based on the unit type (as per the policy), needs to meet to be eligible for the unit. 

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    Seeing as how the current demographic of the area consists of many families, what percentage of the rental units are 2 BR+? How many of these bigger units will be allocated for the "moderate income earners"?

    C.Colin asked 25 days ago

    The City’s ‘Family Room: Housing Mix Policy for Rezoning Projects’ will apply to both the market and below-market rental (moderate income) units. The target for family housing units is set at 35%, defined as 2 or more bedrooms, designed to meet the Council adopted Guidelines for High Density Housing for Families with Children. The 35% family unit mix requirement must be met separately in both the market and below-market rental units.

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    What entails "moderate income earners" and how would moderate income earners obtain a rental unit if this project were to go through? Because of the large number of families in the area

    C.Colin asked 25 days ago

    Moderate income earners are, for single income households, defined as those earning between $30,000 and $50,000 per year, and for dual income households, are those earning between $50,000 and $80,000 per year. To be eligible for moderate income rental housing, a household must have a gross annual income that meets the requirements for the unit they are applying for, and there must be at least one household member for each bedroom, per the enabling policy. Eligibility criteria can be found here

    The building owner or their property manager will be responsible for advertising, qualifying and selecting eligible households for the moderate income rental units in the building. This is typically done via the private rental market. They will also be responsible for verifying that households continue to qualify every five years after they move in and when a household member moves in or out. For MIR units, specific income eligibility criteria based on the unit type (as per the policy), needs to meet to be eligible for the unit. 

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    This area is already heavily populated, adding a building of this size with the likely hood of children would require a school in the neighbourhood. Is there a plan to add a school? Maybe there should be a 4 story low rise school in this location!

    Mark M asked about 1 month ago

    The Southeast False Creek Official Development Plan anticipates one elementary school in the Plan, as per Section 4.3.5. The location of the school would be achieved through a future CD-1 rezoning.

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    If approved, when would this project begin? When would this project expect to be completed? Will this project be completed in phases?

    Chi M asked about 1 month ago

    The rezoning application process generally takes a year from the time of application to public hearing. If approved at Public Hearing a Development Permit and Building Permit would also be required before construction can take place. Unfortunately it is difficult to estimate when construction may begin as there are a number of factors that may impact this timeline.

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    Approximately how long would the application process take before the site is approved for construction?

    Layssa Leite asked about 1 month ago

    The rezoning application process generally takes a year from the time of application to public hearing. If approved at Public Hearing a Development Permit and Building Permit would also be required before construction can take place. Unfortunately it is difficult to estimate when construction may begin as there are a number of factors that may impact this timeline.