520-590 W 29th Ave and 4510-4550 Ash St rezoning application

Thank you for your questions. 

 Secured rental is defined as rental housing secured through a Housing Agreement for the longer of the life of the building or 60 years. Covenants are registered on title to preclude the stratification and/or separate sale of individual units. While most secured rental housing is rented at market rate, some are secured to rent at below market rental rates.

 The height at the northeast corner is 6-storeys and 64 ft, with an additional 6 ft from ground floor level to grade to account for the sloping site.  The distance from the lane to the northeast corner varies from 8 ft to 28 ft. due to the acute angle where property lines intersect.  Note that all setbacks and height will be reviewed in detail through the rezoning  and development permit processes. 

Thank you for your input. I have ensured that your feedback regarding the traffic impact and current site condition are included in the engagement summary. This feedback will help inform the review process for this application.

Thank you for your questions. 

In this area, commercial uses are not a requirement under the Transit Oriented Areas (TOA) rezoning policy. For more information on commercial space requirements under the new regulations, please see section 5.4 of the TOA Policy document.  

Planning for City services are incorporated into wider City policy and regular budget planning. They are not done on an individual project level. Emergency services such as ambulance and hospital services are provided by other local authorities.

The proposal’s parking, loading, bicycle spaces, and passenger loading 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.

Thank you for your question. 

 This proposal is for two six-storey secured rental buildings and two three-storey secured rental townhouses. The application proposes 230 units, with 20% of the residential floor area being offered at below-market rates. The below-market rates are proposed to be 10% below the CMHC city-wide average rent. 

 Secured rental is defined as rental housing secured through a Housing Agreement for the longer of the life of the building or 60 years. Covenants are registered on title to preclude the stratification and/or separate sale of individual units.

Thank you for your question.

This rezoning application is being considered under the Transit Oriented Areas (TOA) rezoning policy. In this area, the Cambie Plan considers less height and density than is enabled by the TOA regulations. 

Where area plan policies enable less height and density than those enabled by the Provincial TOA regulations, additional height and density will be considered subject to the TOA policy. Rezoning applications in TOAs are expected to build on already approved area plan goals and objectives where applicable, respond to existing and emerging neighbourhood conditions, and plan for infrastructure upgrades which all contribute towards building vibrant and resilient neighbourhoods. 

Where existing area plans include form of development guidelines for comparable building typologies, those guidelines continue to apply (excluding height and density). For more information on the TOA policy’s relationship to existing community plans, please see policies 3.2 and 6.2 from the TOA rezoning policy.

Thank you for your question. 

This rezoning application is being considered under the Transit Oriented Areas (TOA) rezoning policy. In this area, TOA policy considers heights up to 8 storeys and 3.0 FSR of density. As a result, this proposal for 6 storeys, with an FSR of 3.0, is compliant for height and density. 

In this area, the Cambie Plan considers less height and density than is enabled by the TOA regulations. Where this is the case, height and density will be considered subject to the TOA policy. Where existing plans include form of development guidelines for comparable building typologies, those guidelines continue to apply (excluding height and density). For more information please see policies 3.2 and 6.2 from the TOA rezoning policy.

Thank you for the question. CD-1 stands for Comprehensive Development (CD-1) district. A CD-1 rezoning application proposes to create a new zoning district for a specific site to allow for certain uses and forms of development. Please reference the RM-8, RM-8N, RM-8A and RM-8AN for more information on the site’s current zoning. For information on the changes proposed, please view the application booklet available on this project’s Shape Your City page.  

Secured rental is defined as rental housing secured through a Housing Agreement for the longer of the life of the building or 60 years. Covenants are registered on title to preclude the stratification and/or separate sale of individual units.

Thank you for your question. 

The application as submitted does not include a green roof. Rezoning applications in this area are required to provide below-grade parkade setbacks, which allow for water penetration and healthy tree root structures. At the development permit stage the applicant will be required to provided street tree where space is available.

With regard to your question about bike parking. Bicycle parking is a requirement of new developments and will apply to this site at the time of their development permit. The application as submitted proposes 361 bicycle parking spaces. 

Thank you for your input on this rezoning application. Your feedback will be included in the engagement summary for this proposal.