2126 W 34th Ave, 5025 Arbutus St, 2105-2129 W 35th Ave and 5055-5095 Arbutus St rezoning application

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We would like your feedback on a rezoning application at 2126 W 34th Ave, 5025 Arbutus St, 2105-2129 W 35th Ave and 5055-5095 Arbutus St. The zoning would change from RS-5 (Residential) district to RR-2B (Residential Rental) district.

The RR-2B district allows for:

  • 5-storey apartment buildings where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 2.4
  • a maximum building height of 16.8 m (55 ft.)

If approved, this site's zoning will change to RR-2B. 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:

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


Virtual open house: June 13 to July 3, 2022

We would like your feedback on a rezoning application at 2126 W 34th Ave, 5025 Arbutus St, 2105-2129 W 35th Ave and 5055-5095 Arbutus St. The zoning would change from RS-5 (Residential) district to RR-2B (Residential Rental) district.

The RR-2B district allows for:

  • 5-storey apartment buildings where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 2.4
  • a maximum building height of 16.8 m (55 ft.)

If approved, this site's zoning will change to RR-2B. 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:

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


Virtual open house: June 13 to July 3, 2022

Q and A

The opportunity to ask questions through the Q&A is available from June 13 to July 3, 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.

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    1) Is 2105 West 35th Ave an empty lot today? The first house on 35th Ave and Arbutus is 2109 West 35th Ave. BC Assessment does not show a home on 2105 West 35th Ave. 2) Is 2109 West 35th Ave part of this rezoning application? 3) 2109 West 35th Ave was approved for rezoning in 2018 to build a 3-storey apartment building. Has this plan been abandoned in favor of this application for a 5-storey apartment building?

    GMAN asked 16 days ago

    2109 W 35th Ave is part of this rezoning application. There are four lots included in this proposal however certain sites have more than one address on associated with it. For example, our records have multiple addresses listed for the site at 2109 W 35th Avenue (including 2105 W 35th Ave). It’s possible that these sites are renovated/combined or vacant and are still on our records. We are required to list all addresses associated with a site. For more information, visit VanMap and click on the property report button.

    The previous rezoning for the site at 2109 W 35th Avenue has been withdrawn.

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    How many levels of underground parking will there be? How will this possible to excavate without disturbing the natural habitat of the Ravine Park? What will the set back be from the parks perimeter?

    SKJP asked 15 days ago

    Parking, loading and bicycle spaces must be provided and maintained according to the provisions of the Vancouver Parking By-law and will be reviewed at time of development permit application when proposal drawings are submitted.

    The City’s Landscape and Parks staff are currently reviewing the application with respect to the proposed development’s relationship with Ravine Park, however, at minimum, a 25 ft. setback at the rear would be required.

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    This 5 story building will have over 100 units. Is there going to be an underground parking? How will the City solve the traffic issue at this narrow section of Arbutus street? Is it going to impact the Ravine Park environment and overall setting in a big way? Will there still be street parking available for the houses on W34th Avenue?

    CK asked 18 days ago

    The exact number of units for this particular site will depend on the building form (apartments, townhouses, hybrid, etc.) and will be provided by the applicant at the development permit stage. Please refer to the RR guidelines for more information: https://guidelines.vancouver.ca/guidelines-rr-districts.pdf

    On-site parking must be provided, which will be underground on this site. The number of parking spaces will be provided at the Development Permit stage as per the Parking By-law and proposed Transportation Demand Management plan.

    The City’s Engineering staff is currently reviewing the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements (such as stop lights, improved lighting or laneway speed bumps) to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.

    The relationship between the site and the ravine will be reviewed at the Development Permit stage, however the development would be required to provide at 25 ft. setback at the rear.

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    Will you be relocating the eagles nests ? ... there are numerous ravens and eagles that reside in this protected corridor

    JZJ asked 18 days ago

    We will ask the applicant to review and consult best practices for the protection of bird habitat and nests. Furthermore, they would be required to comply with provincial wildlife management regulations.

    An arborist report and information on tree retention conditions, together with architectural drawings, will be required at a future Development Permit stage if the rezoning application is approved by Council. At that time, staff will review the tree strategy in the context of site design. If the proposed removal of trees is too aggressive or not reasonable, staff may set conditions of development including revisions to the site plan or building footprint, and the retention or replacement of trees. 

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    How will current property owners be compensated for a loss of view? May would have paid a premium to live in an area

    Ejang604 asked 18 days ago

    Public views in Vancouver are protected through Council approved view corridors. This site is outside of the protected view.

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    I would like to know if consideration will be given to existing view sight lines of the neighborhood and how you will compensate for a loss of views?

    Ejang604 asked 18 days ago

    During the development of the Secured Rental Policy and the accompanying Residential Rental zones, staff analyzed impacts on adjacent properties resulting from apartments of five and six storeys. The resulting regulations contained within the RR zone by-laws and Guidelines reflect the outcomes of these analyses. 

    In this streamlined process for rezonings to Residential Rental zones, architectural drawings are not provided until a future development permit application, if the rezoning is approved by Council. During this process, staff will conduct a detailed review of the proposed form of development, including the site plan, setbacks, and privacy impacts.

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    How long does it take for this rezoning process to be completed? If the rezoning is approved, when will construction begin? When (approximately) will the building be finished?

    CK asked 18 days ago

    A Council decision on the rezoning application is not anticipated until early 2023. If the project were to be approved by Council, there would be additional development and building permit processes which take approximately 12 to 18 months. However this time can vary dependent on the applicant and City processing times. City staff do not have information on construction time frames for private development.

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    Will cars from the building be trying to exit and enter onto Arbutus? The traffic coming along Arbutus, past a busy 33rd avenue, into a major curve and halting at 37th a busy street leading to Pt Grey Secondary and Quilchena Elementary. Dangerous and will cause major congestion.

    Heather Holdaway asked 19 days ago

    The City’s Engineering staff is currently reviewing the application including the location of the parkade access. It is anticipated that the access will not be located on Arbutus Street as that is an arterial road and the lowest road classification is typically preferred.

Page last updated: 13 Jun 2022, 10:59 AM