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5107-5119 Main St and 196 E 35th Ave rezoning application

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This application was approved by Council at Public Hearing on July 6, 2021.



We would like your feedback on a rezoning application at 5107-5119 Main Street and 196 E 35th Ave. The proposal is to allow the development of a 6-storey residential building. The zoning would change from RT-2 (Residential) to CD-1 (Comprehensive Development) district. This proposal includes:

  • 37 market strata units
  • A floor space ratio (FSR) of 2.34
  • A gross floor area of 2,623 sq. m (28,234 sq. ft.)
  • A building height of 19.8 m (64.9 ft.)
  • 32 vehicle parking spaces and 72 bicycle parking spaces

The application is being considered under the Little Mountain Adjacent Area Rezoning Policy.


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 5107-5119 Main Street and 196 E 35th Ave. The proposal is to allow the development of a 6-storey residential building. The zoning would change from RT-2 (Residential) to CD-1 (Comprehensive Development) district. This proposal includes:

  • 37 market strata units
  • A floor space ratio (FSR) of 2.34
  • A gross floor area of 2,623 sq. m (28,234 sq. ft.)
  • A building height of 19.8 m (64.9 ft.)
  • 32 vehicle parking spaces and 72 bicycle parking spaces

The application is being considered under the Little Mountain Adjacent Area Rezoning Policy.


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.

This application was approved by Council at Public Hearing on July 6, 2021.

Q&A is available from October 19 to November 9, 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.

  • Share I am concerned about the abrupt physical transition and massing of the building immediately beside the roadway. Is there a better set back for pedestrians along 33rd? I am also concerned with the increased traffic, crime and view/shade issues from the building and its residents. Will there be enforcement of temporary and short term housing in the building? What about the additional school capacity and amenities required for its residents? Has public access to QE park been integrated into the design for residents who walk through this area? on Facebook Share I am concerned about the abrupt physical transition and massing of the building immediately beside the roadway. Is there a better set back for pedestrians along 33rd? I am also concerned with the increased traffic, crime and view/shade issues from the building and its residents. Will there be enforcement of temporary and short term housing in the building? What about the additional school capacity and amenities required for its residents? Has public access to QE park been integrated into the design for residents who walk through this area? on Twitter Share I am concerned about the abrupt physical transition and massing of the building immediately beside the roadway. Is there a better set back for pedestrians along 33rd? I am also concerned with the increased traffic, crime and view/shade issues from the building and its residents. Will there be enforcement of temporary and short term housing in the building? What about the additional school capacity and amenities required for its residents? Has public access to QE park been integrated into the design for residents who walk through this area? on Linkedin Email I am concerned about the abrupt physical transition and massing of the building immediately beside the roadway. Is there a better set back for pedestrians along 33rd? I am also concerned with the increased traffic, crime and view/shade issues from the building and its residents. Will there be enforcement of temporary and short term housing in the building? What about the additional school capacity and amenities required for its residents? Has public access to QE park been integrated into the design for residents who walk through this area? link

    I am concerned about the abrupt physical transition and massing of the building immediately beside the roadway. Is there a better set back for pedestrians along 33rd? I am also concerned with the increased traffic, crime and view/shade issues from the building and its residents. Will there be enforcement of temporary and short term housing in the building? What about the additional school capacity and amenities required for its residents? Has public access to QE park been integrated into the design for residents who walk through this area?

    Concerned resident asked over 4 years ago
    • This site is located along E 35th Ave. The sidewalk along this street will be rebuilt and widened for pedestrians. There will also be private patios screened with planting at the ground level. The distance from the edge of the side walk to the building face is approximately 12 ft. (3.6 m).
    • One of the key principles of the Little Mountain Adjacent Area Rezoning Policy is connecting and integrating the area with the surrounding community and Queen Elizabeth Park through permeable site plans, pedestrian pathways, and improved connections with existing streets. This site also has public access along the south side of the property, adjacent with 5185 Main St (currently a development permit application).
    • This building falls within the catchment area of General Brock Elementary School. Based on the Vancouver School Board’s 2019 Long Range Facilities Plan, the 2017/2018 capacity was calculated at 57% in 2017-2018, and projected to decrease to 54% in 2022 and 52% in 2027. Local amenities will be delivered through the redevelopment of the Little Mountain Site as outlined in the Policy Statement. This includes a new Little Mountain Neighbourhood House, Childcare, and public spaces.
    • All tenants in existing secondary rental (rented houses, basement suites, etc.) may be eligible for protection and compensation under the Tenant Relocation and Protection Policy. Developers are required to disclose the tenancies on-site. Through the rezoning process, housing staff are assigned to review the draft tenant relocation plan and verify eligibility and compliance. 
    • Your concerns about traffic, shade, crime, and views have been noted. The applicant is required to submit a shadow study, to illustrate the impacts of shadowing of the proposed site.