657-685 E 18th Ave rezoning application

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We would like your feedback on a rezoning application at 657-685 E 18th Ave. The zoning would change from RS-1 (Residential) district to RR-2A (Residential Rental) district.

The RR-2A district allows for:

  • a 4-storey apartment building where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 1.75.
  • a maximum building height of 13.7 m (45 m)

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-2A. 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), 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 657-685 E 18th Ave. The zoning would change from RS-1 (Residential) district to RR-2A (Residential Rental) district.

The RR-2A district allows for:

  • a 4-storey apartment building where all units are secured as market rental; and
  • a floor space ratio (FSR) up to 1.75.
  • a maximum building height of 13.7 m (45 m)

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-2A. 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), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

​The virtual open house and Q&A has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from June 6 to June 26, 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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    Good Day I have a question, What will happen to our street parking along the 600 block of 18th avenue when this development starts. We the residents of the 600 block are already facing parking problems as all the construction workers from the Fraser and 19th avenue development park along our 18th avenue corridor. Will we continue to have these problems or will the city do something to minimize this for us the residents who will still be here after construction is complete?

    Markus OB asked 3 months ago

    Thank you for your question. Similar questions have been asked by others through the Virtual Open House and I will provide a summary below:

    The City’s Engineering staff is currently reviewing the application with respect to transportation impacts and if impacts are identified, staff may include development conditions for off-site requirements (such as safety improvements) to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site. The development is required to provide off-street parking for both residents and visitors as per the Parking By-law. The site also has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan and/or due to proximity to transit, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines(External link)(External link). Parking, loading and bicycle spaces will undergo further reviewed at time of development permit application when proposal drawings are submitted. Residents may also request new Residential Parking Permit zones online (External link) or by calling 3-1-1.

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    As this location is close to several parks and lots of amenities/retail, while also being buffered by the commercial building to the east, this seems like a prime location for greater density. Which city / area plan policies are likely to have pushed the applicant towards such a small building?

    spinner asked 3 months ago

    The enabling policy for this rezoning application is the Secured Rental Policy. The Secured Rental Policy was approved by Council on December 14, 2021 and seeks to create more complete neighbourhoods by adding new secure rental housing in areas near shopping, public transportation and other amenities. The new rental zones enable incremental change to introduce missing middle rental housing types in neighbourhoods that currently consist primarily of detached houses. The Secured Rental Policy designates low-density transition areas, which are comprised of RS- or RT- zoned sites that are generally located along arterials (or main roads) near said amenities. You can find more information regarding Low-density Transition Areas in this Rezoning Guide. There is an eligibility map found on page 3 of the Rezoning Guide, and information on how eligible zoning districts are determined. This rezoning application proposes a change from the RS-1 District Schedule to the RR-2A District Schedule. The design guidelines for the RR-2A District Schedule, as well as other rental zones, are available to view here (External link).

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    1. How will you manage parking in this neighborhood? We can barely find parking in this block with those who work at the stores nearby or those who come to shop there.

    Shal asked 4 months ago

    The development is required to provide off-street parking for both residents and visitors as per the Parking By-law. The site has an option to reduce vehicle parking requirements with a Transportation Demand Management Plan and/or due to proximity to transit, as summarized on page 48 of the Residential Rental Districts Schedules Design Guidelines(External link). Parking, loading and bicycle spaces will be reviewed at time of development permit application when proposal drawings are submitted. Residents may also request new Residential Parking Permit zones online or by calling 3-1-1.

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    Given the increase in traffic this development will cause, what plans are there for improving the adjacent lane as well as e18th (which is already very bumpy). Also it is already quite difficult to get safely from this area onto Fraser and also 16th (frequent accidents) - what plans are there for traffic calming nearby and also additional lights and pedestrian safety?

    AndrewR asked 3 months ago

    The City’s Engineering staff is currently reviewing the application with respect to transportation impacts and if impacts are identified, staff may include development conditions for off-site requirements (such as safety improvements) to improve transportation operations and safety for pedestrians, cyclists, and motorists adjacent to the site. In addition, in the event of approval, a standard lane improvement along the sites frontages would be required. The remainder of the lane would not be improved as part of the obligations of development, but the current condition of the lane would be inspected as part of the development application process and any damages to areas not along the frontages would be required to be repaired to existing or better condition. Moreover, any neighbouring rezoning application will be required to upgrade the lane adjacent to its site.

    The City’s 3-1-1 line can provide information on the process to get the remainder lane paved.

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    How is traffic in the area being considered (and upgraded) in alignment with this unit and the additional people/traffic that it will bring to the area and key crossings (e.g,, crossings at Fraser and 16th)

    ZoeM asked 3 months ago

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

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    What is the forecast for the length of time construction of this unit will take?

    ZoeM asked 3 months ago

    City staff do not typically have information on construction time frames for private developments, however if the application is approved, the applicant estimates that construction could take 16-18 months. Please note this is only a preliminary estimate. In addition, a Council decision on the rezoning application is not anticipated until early 2023. Following that, there would be an additional enactment and development permit process which typically takes 10-12 months. I should note that, as the Secured Rental Policy is a new process, it is difficult to provide an exact timeline at this stage, so this information represents an estimate only.

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    - Will this building be family oriented - for example, how many 3+ bedroom units will be included? - If no 3+ units are anticipated, how can this be revisited, in consideration that the area is residential/family oriented.

    ZoeM asked 3 months ago

    A minimum of 35 percent two or three bedroom units is required as a condition of use for every rental development, to ensure the delivery of housing options suitable for families. For apartment buildings, it is recommended that 10 percent be reserved for three bedroom units, where possible. Rezonings to specific Residential Rental district schedules have a streamlined process whereby architectural drawings and supporting studies are not provided until the development permit stage, so the number of units for this site will be provided by the applicant at the Development Permit stage, and will be informed by design guidelines for residential rental districts and by other zoning regulations such as those on minimum and maximum unit sizes, etc. 

    Comments from this Virtual Open House will be summarized in a report to Council for consideration. A Public Hearing, where the public may speak before Council, will also be held for this application. This is expected to occur in early 2023. If the application proceeds to the Development Permit stage, detailed architectural drawings will be submitted at that stage, and another round of neighbourhood notification for public input and comments will be held. These responses will then be reviewed by the Director of Planning. The intent of a rezoning to a specific district schedule is to provide certainty on built form for residents, while streamlining the review process. That is to say, most projects are expected to meet the minimum requirements of the RR-2A District Schedule.

Page last updated: 04 Aug 2022, 09:18 AM