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5995-6015 Dunbar St rezoning application

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This application was approved by Council at Public Hearing on April 25, 2023.

We would like your feedback on a rezoning application at 5995-6015 Dunbar St. The zoning would change from RS-5 (Residential) district to RR-2B (Residential Rental) district.

The RR-2B district allows for:

  • a 5-storey apartment building where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 2.2
  • a maximum building height of 16.8 m (55 ft.)

The application is being considered under the Secured Rental Policy (Section 2.4 Rezonings in Low-Density Transition Areas).

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:

We would like your feedback on a rezoning application at 5995-6015 Dunbar St. The zoning would change from RS-5 (Residential) district to RR-2B (Residential Rental) district.

The RR-2B district allows for:

  • a 5-storey apartment building where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 2.2
  • a maximum building height of 16.8 m (55 ft.)

The application is being considered under the Secured Rental Policy (Section 2.4 Rezonings in Low-Density Transition Areas).

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:

This application was approved by Council at Public Hearing on April 25, 2023.

The opportunity to ask questions through the Q&A is available from May 30 to June 19, 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.

  • Share * Was a specific environmental assessment done for this segment in consultation with Musqueam First Nation since it is in the shared Musqueam Creek Watershed? * Since the creek is protected by the Federal Department of Fisheries and Oceans, does this requires any federal assessment? on Facebook Share * Was a specific environmental assessment done for this segment in consultation with Musqueam First Nation since it is in the shared Musqueam Creek Watershed? * Since the creek is protected by the Federal Department of Fisheries and Oceans, does this requires any federal assessment? on Twitter Share * Was a specific environmental assessment done for this segment in consultation with Musqueam First Nation since it is in the shared Musqueam Creek Watershed? * Since the creek is protected by the Federal Department of Fisheries and Oceans, does this requires any federal assessment? on Linkedin Email * Was a specific environmental assessment done for this segment in consultation with Musqueam First Nation since it is in the shared Musqueam Creek Watershed? * Since the creek is protected by the Federal Department of Fisheries and Oceans, does this requires any federal assessment? link

    * Was a specific environmental assessment done for this segment in consultation with Musqueam First Nation since it is in the shared Musqueam Creek Watershed? * Since the creek is protected by the Federal Department of Fisheries and Oceans, does this requires any federal assessment?

    J Aitken asked over 2 years ago

    Thank you for your question. 

    Staff have reviewed historic creaks and have not found any record of a creak on this site, should it be determined that there were one, there will be a requirement for watercourse covenant. There is no environmental assessment required for this type of application. 

  • Share * How will the hill affect the 5-stories? Will the total height be capped at the lower side of the hill? What considerations will be made for accessibility given the slope? Will potential flooding impacts be assessed to protect downhill neighbours? Will the developer remain on the hook for any detrimental flooding impacts to downhill neighbours? What insurance will be in place given that this has happed before on this street? on Facebook Share * How will the hill affect the 5-stories? Will the total height be capped at the lower side of the hill? What considerations will be made for accessibility given the slope? Will potential flooding impacts be assessed to protect downhill neighbours? Will the developer remain on the hook for any detrimental flooding impacts to downhill neighbours? What insurance will be in place given that this has happed before on this street? on Twitter Share * How will the hill affect the 5-stories? Will the total height be capped at the lower side of the hill? What considerations will be made for accessibility given the slope? Will potential flooding impacts be assessed to protect downhill neighbours? Will the developer remain on the hook for any detrimental flooding impacts to downhill neighbours? What insurance will be in place given that this has happed before on this street? on Linkedin Email * How will the hill affect the 5-stories? Will the total height be capped at the lower side of the hill? What considerations will be made for accessibility given the slope? Will potential flooding impacts be assessed to protect downhill neighbours? Will the developer remain on the hook for any detrimental flooding impacts to downhill neighbours? What insurance will be in place given that this has happed before on this street? link

    * How will the hill affect the 5-stories? Will the total height be capped at the lower side of the hill? What considerations will be made for accessibility given the slope? Will potential flooding impacts be assessed to protect downhill neighbours? Will the developer remain on the hook for any detrimental flooding impacts to downhill neighbours? What insurance will be in place given that this has happed before on this street?

    J Aitken asked over 2 years ago

    The development site is subject to sewer modelling for capacity and flooding and upgrades will be required if the site is determined to increase the capacity of the sewer beyond the City's conservative and industry wide capacity limits. Furthermore the site will be required to manage rainwater on site ensuring the existing capacity is maintained or reduced after completion of the new building.

    The sewer catchment this site connects to was recently upgraded which would mitigate any flooding concerns for the sites north of SW Marine. The area south of SW Marine belongs to different sewer catchments and would not be adversely affected by this proposal.

  • Share When is the public hearing ? on Facebook Share When is the public hearing ? on Twitter Share When is the public hearing ? on Linkedin Email When is the public hearing ? link

    When is the public hearing ?

    Krysia asked over 2 years ago

    A public hearing will be scheduled following staff review of the application and a written report has been completed. Staff will then take the report to referral where Council will decide if the application should be referred to a public hearing. Once Council has referred the application to a public hearing a date will then be determined following that. Public notification will be sent out to neighboring residents, electronic notifications will be sent to recipients who have signed up on our listserv via the Shape Your City comment form, as well as updated to the site sign and webpage of the project. 

    Please note a public hearing for this site will not be scheduled until after the municipal election in October. 

  • Share You are proposing to increase density in an area that will impact the surrounding neighbourhood in terms of extra load on the sanitary drain systems and, with a building covering a larger surface area, will put more rain and runoff into the existing rainwater systems. The lower neighbourhood of West Southlands is already poorly served with rainwater and surface runoff, including the runoff from Dunbar hill and Marine Drive, and any extra load will impact that lower neighbourhood. WhT do you propose to do to mitigate this? The whole area needs an overhaul of both sanitary and rainwater systems. Not to mention the fact that in the months between last November to May, street and private property have been flooded at least three times, because the rainwater systems were beyond capacity. The last instance was in the middle of May, unprecedented in a 30 year history of the area, and, with climate changes to weather patterns, likely to be repeated. Do you have a plan for this? on Facebook Share You are proposing to increase density in an area that will impact the surrounding neighbourhood in terms of extra load on the sanitary drain systems and, with a building covering a larger surface area, will put more rain and runoff into the existing rainwater systems. The lower neighbourhood of West Southlands is already poorly served with rainwater and surface runoff, including the runoff from Dunbar hill and Marine Drive, and any extra load will impact that lower neighbourhood. WhT do you propose to do to mitigate this? The whole area needs an overhaul of both sanitary and rainwater systems. Not to mention the fact that in the months between last November to May, street and private property have been flooded at least three times, because the rainwater systems were beyond capacity. The last instance was in the middle of May, unprecedented in a 30 year history of the area, and, with climate changes to weather patterns, likely to be repeated. Do you have a plan for this? on Twitter Share You are proposing to increase density in an area that will impact the surrounding neighbourhood in terms of extra load on the sanitary drain systems and, with a building covering a larger surface area, will put more rain and runoff into the existing rainwater systems. The lower neighbourhood of West Southlands is already poorly served with rainwater and surface runoff, including the runoff from Dunbar hill and Marine Drive, and any extra load will impact that lower neighbourhood. WhT do you propose to do to mitigate this? The whole area needs an overhaul of both sanitary and rainwater systems. Not to mention the fact that in the months between last November to May, street and private property have been flooded at least three times, because the rainwater systems were beyond capacity. The last instance was in the middle of May, unprecedented in a 30 year history of the area, and, with climate changes to weather patterns, likely to be repeated. Do you have a plan for this? on Linkedin Email You are proposing to increase density in an area that will impact the surrounding neighbourhood in terms of extra load on the sanitary drain systems and, with a building covering a larger surface area, will put more rain and runoff into the existing rainwater systems. The lower neighbourhood of West Southlands is already poorly served with rainwater and surface runoff, including the runoff from Dunbar hill and Marine Drive, and any extra load will impact that lower neighbourhood. WhT do you propose to do to mitigate this? The whole area needs an overhaul of both sanitary and rainwater systems. Not to mention the fact that in the months between last November to May, street and private property have been flooded at least three times, because the rainwater systems were beyond capacity. The last instance was in the middle of May, unprecedented in a 30 year history of the area, and, with climate changes to weather patterns, likely to be repeated. Do you have a plan for this? link

    You are proposing to increase density in an area that will impact the surrounding neighbourhood in terms of extra load on the sanitary drain systems and, with a building covering a larger surface area, will put more rain and runoff into the existing rainwater systems. The lower neighbourhood of West Southlands is already poorly served with rainwater and surface runoff, including the runoff from Dunbar hill and Marine Drive, and any extra load will impact that lower neighbourhood. WhT do you propose to do to mitigate this? The whole area needs an overhaul of both sanitary and rainwater systems. Not to mention the fact that in the months between last November to May, street and private property have been flooded at least three times, because the rainwater systems were beyond capacity. The last instance was in the middle of May, unprecedented in a 30 year history of the area, and, with climate changes to weather patterns, likely to be repeated. Do you have a plan for this?

    MBM asked over 2 years ago

    The existing system is analysed for capacity concerns incorporating the new building and if it is determined the site cannot operate within existing sanitary capacity standards then the site will be required to upgrade portions of the system. Yet to be determined through the review process.

    In regard to the storm system – the site is required to meet or reduce the existing volume leaving the site in the simplest terms. Further analysis is required through the rezoning process to accurately prescribe requirements to meet onsite rainwater management systems.

    The Engineering review for this project is intended to be site specific not neighbourhood wide. While the system as a whole will be part of an overall review done by the engineering team, this review in particular will be conclusive to the relevant project at this time. If you are looking to receive feedback about future rainwater management systems you can contact 3-1-1 to get feedback from our engineering team.

  • Share How is the site-specific zoning application addressed relative to the overall treatment of zoning on Dunbar between 41st and SW Marine? I'm concerned about traffic access and laneway use in this very long block. In a typical N-S Dunbar block there may be 8 homes, or perhaps 15 E-W. In this block there are around 20, which could become 6 or 7 similar buildings if all were rezoned to RR-2B. It's difficult to comment on rezoning of a single application without having an area plan that addresses broader issues, so I'd appreciate understanding how issues like parking and traffic flow for the entire block will get addressed. on Facebook Share How is the site-specific zoning application addressed relative to the overall treatment of zoning on Dunbar between 41st and SW Marine? I'm concerned about traffic access and laneway use in this very long block. In a typical N-S Dunbar block there may be 8 homes, or perhaps 15 E-W. In this block there are around 20, which could become 6 or 7 similar buildings if all were rezoned to RR-2B. It's difficult to comment on rezoning of a single application without having an area plan that addresses broader issues, so I'd appreciate understanding how issues like parking and traffic flow for the entire block will get addressed. on Twitter Share How is the site-specific zoning application addressed relative to the overall treatment of zoning on Dunbar between 41st and SW Marine? I'm concerned about traffic access and laneway use in this very long block. In a typical N-S Dunbar block there may be 8 homes, or perhaps 15 E-W. In this block there are around 20, which could become 6 or 7 similar buildings if all were rezoned to RR-2B. It's difficult to comment on rezoning of a single application without having an area plan that addresses broader issues, so I'd appreciate understanding how issues like parking and traffic flow for the entire block will get addressed. on Linkedin Email How is the site-specific zoning application addressed relative to the overall treatment of zoning on Dunbar between 41st and SW Marine? I'm concerned about traffic access and laneway use in this very long block. In a typical N-S Dunbar block there may be 8 homes, or perhaps 15 E-W. In this block there are around 20, which could become 6 or 7 similar buildings if all were rezoned to RR-2B. It's difficult to comment on rezoning of a single application without having an area plan that addresses broader issues, so I'd appreciate understanding how issues like parking and traffic flow for the entire block will get addressed. link

    How is the site-specific zoning application addressed relative to the overall treatment of zoning on Dunbar between 41st and SW Marine? I'm concerned about traffic access and laneway use in this very long block. In a typical N-S Dunbar block there may be 8 homes, or perhaps 15 E-W. In this block there are around 20, which could become 6 or 7 similar buildings if all were rezoned to RR-2B. It's difficult to comment on rezoning of a single application without having an area plan that addresses broader issues, so I'd appreciate understanding how issues like parking and traffic flow for the entire block will get addressed.

    Daren Sanders asked over 2 years ago

    As part of the rezoning process, Engineering staff include a review of the application with respect to transportation impacts and, if identified, may include development conditions for off-site requirements to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site.

    As for parking, the development is required to provide off-street parking as per the Parking By-law and has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines. Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. Given the site and building form, off-street parking will include underground parking.

  • Share Maybe I missed the information on the website. If so, please direct me to where I can find out what is proposed. All I could find was information about city policies and I cannot understand how the policies apply to the application. How many units are proposed in this 5-storey building? Is it five luxury units on each floor? or a dozen three bedroom micro-units on each floor? on Facebook Share Maybe I missed the information on the website. If so, please direct me to where I can find out what is proposed. All I could find was information about city policies and I cannot understand how the policies apply to the application. How many units are proposed in this 5-storey building? Is it five luxury units on each floor? or a dozen three bedroom micro-units on each floor? on Twitter Share Maybe I missed the information on the website. If so, please direct me to where I can find out what is proposed. All I could find was information about city policies and I cannot understand how the policies apply to the application. How many units are proposed in this 5-storey building? Is it five luxury units on each floor? or a dozen three bedroom micro-units on each floor? on Linkedin Email Maybe I missed the information on the website. If so, please direct me to where I can find out what is proposed. All I could find was information about city policies and I cannot understand how the policies apply to the application. How many units are proposed in this 5-storey building? Is it five luxury units on each floor? or a dozen three bedroom micro-units on each floor? link

    Maybe I missed the information on the website. If so, please direct me to where I can find out what is proposed. All I could find was information about city policies and I cannot understand how the policies apply to the application. How many units are proposed in this 5-storey building? Is it five luxury units on each floor? or a dozen three bedroom micro-units on each floor?

    Robert Matas asked over 2 years ago

    You can find more information regarding eligibility of the Secured Rental Policy in Low-density Transition Areas here. As noted on the eligibility map found on page 3 of the Rezoning Guide, Dunbar Street is an eligible arterial street that supports the creation of rental buildings through the Secured Rental Policy. These zones have been highlighted as being eligible for the change in zoning from RS or RT residential zones to the newly created district schedules (RR rental zones) that enable and support the creation of rental buildings. These district schedules can be found here and the design guidelines for these rental zones are also available to view here.

    The RR-2B district regulates yard setbacks, sets a maximum height of 5 storeys, and allows for a density up to 2.2 FSR for mid-block sites. The number of units for this site will be provided by the applicant at the Development Permit stage, and will be informed by the design guidelines and by other zoning regulations such as those on minimum and maximum unit sizes, number of required family units, etc.

    The Family Room: Housing Mix Policy for Rezoning Projects, requires that new residential developments that are rezoned include a certain percentage of family-sized units such as two and three bedroom units. As stated in the policy, rezoning applications for secured market rental projects are required to include a minimum of 35 percent family units with two or more bedrooms.

  • Share Under the approved policy my understanding was the need for public hearings was to be eliminated to move these projects forward in a more timely matter. Is this just being sent out as a courtesy for a project that will surely be approved?? on Facebook Share Under the approved policy my understanding was the need for public hearings was to be eliminated to move these projects forward in a more timely matter. Is this just being sent out as a courtesy for a project that will surely be approved?? on Twitter Share Under the approved policy my understanding was the need for public hearings was to be eliminated to move these projects forward in a more timely matter. Is this just being sent out as a courtesy for a project that will surely be approved?? on Linkedin Email Under the approved policy my understanding was the need for public hearings was to be eliminated to move these projects forward in a more timely matter. Is this just being sent out as a courtesy for a project that will surely be approved?? link

    Under the approved policy my understanding was the need for public hearings was to be eliminated to move these projects forward in a more timely matter. Is this just being sent out as a courtesy for a project that will surely be approved??

    Lebedovich asked over 2 years ago

    While these rental projects are part of a streamlined rezoning process which would result in a new District Schedule rather than a CD-1, a public hearing is still required for a change in zoning. The approval of the Secured Rental Policy only created new rental zones but did not rezone specific sites.