Go Back

807-847 E 33rd Ave rezoning application

Share on Facebook Share on Twitter Share on Linkedin Email this link

This application was approved by Council at Public Hearing on February 16, 2023.

We would like your feedback on a rezoning application at 807-847 E 33rd Ave. The zoning would change from RS-1 (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 2.4
  • 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 807-847 E 33rd Ave. The zoning would change from RS-1 (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 2.4
  • 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 February 16, 2023.

The opportunity to ask questions through the Q&A is available from May 9 to May 29, 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 on Facebook Share on Twitter Share on Linkedin Email this link

    As I understand it, for development permits along this stretch of 33rd Avenue, the City will not allow the existing front property line to remain in place. Rather, the City will claw-back lot depth in deference to future widening of East 33rd Avenue - to two lanes each way (plus on-street parking). Kindly advise whether i) this indeed is the intent for this stretch of East 33rd Ave; ii) what the claw-back amount is; and iii) whether the claw-back amount applies equally to the westbound part of East 33rd, and the eastbound part of East 33rd. To be clear, is the claw-back equal, on both sides of the current road right-of-way? Accordingly, will the re-zoning, if it does go through, provide for this and will the Development Permit then move forward respecting this (potential) change of front Property Line?

    John B. asked almost 2 years ago

    Thank you for your question. We will be reaching out to our colleagues in Engineering and have a reply for you soon.

    June 7, 2022 update: The development site will be required to dedicate a portion of its frontage and deliver public realm improvements such as new, widened sidewalks and boulevards, curb and gutter, and curb ramps. Staff reviews are currently underway and any transportation-related conditions of enactment, including required frontage dedication, will be included in the staff report to Council. A measurement taken on the VanMap GIS platform indicates that approximately 7 feet of dedication would be required from the corner two lots of the development site, to match frontages on the rest of the block. Similar frontage dedication has been required on the south side of 33rd Avenue.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    The streets in the immediate area are very narrow and congested at times. How has the adverse effects of the increase in density/twice been studied for such this proposal?

    L Hamm asked almost 2 years ago

    Thank you for your question. We will be reaching out to our colleagues in Engineering and have a reply for you soon.

    June 7, 2022 update: Engineering staff are currently reviewing the rezoning application. 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.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    33rd Avenue is not a very wide street and only has one lane in each direction, traffic is already a problem. Street parking is also limited around the neighborhood because of the nearby Grays Park and "informal" dog park, especially for local residents. How would traffic and parking be addressed along with this development?

    Vivian C asked almost 2 years ago

    Thank you for your question. We will be reaching out to our colleagues in Engineering and have a reply for you soon.

    June 7, 2022 update: The proposed development is well-sited to encourage reduced vehicle trips because of proximity to transit routes (on East 33rd Avenue and Fraser Street) and cycling infrastructure (bikeways along Windsor Street and East 31st Avenue). The rezoning will require frontage dedication on 33rd Avenue and the Parking By-law requires on-site parking be provided at development permit, including visitor parking.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Given the nature of the responses received, I would imagine that the answer is "this will be addressed at the development permit stage" or some such thing, but even that would be an adequate answer, just to know it will be addressed. When between rezoning and occupation of the building, would you address issues such as: 1) how and when 33rd avenue, which you have already claimed is a "secondary arterial", will be restricted to one or even zero lanes during construction, potentially impacting critical public safety traffic such as the previously mentioned fire trucks and ambulances; 2) when and how much noise and large construction vehicle traffic will be permitted in the middle of a residential area about 100 m from McBride Annex public school; 3) wether or not there be some sort of time limit on how long a potential developer or speculator has between rezoning and completion of such construction? Sites such as 3221 W. 41st and 5690 Blenheim (also on 41st) have been uninhabitable for six years. Closer to home, the old Little Mountain public housing site is still mostly barren 12 years after the buildings were destroyed. This neighbourhood has become very family-friendly since we moved here, and it would be rather disappointing to see both the present and potentially future good neighbours displaced for six to twelve-and-counting years, or to lose good families from the neighbourhood who find unregulated or poorly enforced noise and construction traffic around McBride Annex to become intolerable.

    H. Macgregor asked almost 2 years ago

    Construction requires issuance of building permits, which except for specific exceptions noted in the Zoning and Development By-law, only happens after rezoning enactment and development permit issuance. There are no time limits for when enactment must occur. Pre-construction, the site is required to meet with and coordinate construction and street use with Engineering staff. Appropriate permits are required to secure street space and any closures must be permitted in advance with proper traffic management plans approved. The Noise Control By-law regulates construction-related noise for private development (Weekdays 7.30am-8pm, Saturdays 10am-8pm, not permitted on Sundays/holidays).

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    I am following up on my earlier question, where I asked about improvements to city infrastructure to prevent flooding. The city replied “For storm drainage from the site, the building must be designed to either meet or reduce the drainage amount leaving the site to meet a 1 in 5 or 10 year storm depending on the system.” My reading of the city’s answer is that they are focused on “the site” and “the building” not what happens to the water after it leaves the site. Over the years we have seen the water on 33rd Ave outside my house come above the sidewalk numerous times, most times just causing the external crawl space area of my house to be drenched, but as I noted in an earlier question, on the last occurrence it caused a flood of my basement ($56,000 damage), attributable to the city’s current failing drainage system. So if the city’s bench mark for this new development is to be as good as the existing failing system, that’s not acceptable. So I would much appreciate clarity on what upgrades to city infrastructure, outside the site, the city will make to prevent repeat flooding.

    Joe 33rd asked almost 2 years ago

    Any necessary upgrades to sewer capacity will be identified during Engineering reviews that are currently underway as part of the rezoning application process. Engineering reviews include both on-site and off-site impacts of new development. A Services Agreement detailing any necessary on and off-site works is a condition of rezoning enactment.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    The Q&A has indicated that all residential parking stalls are to include provisions for electric car charging. Is there going to be any assessment of the ability for the BC hydro grid in this area to accommodate this additional demand?

    Mason L asked almost 2 years ago

    This question should be directed to BC Hydro, which does the analysis for its system and power demanded by new development.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    How will the trees on this development site be protected? There is at least one 50 foot spruce tree on one of the properties.

    L Hamm asked almost 2 years ago

    Questions about tree protection have previously been asked. Here is a copy of an earlier response.

    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. Typically, retention of large trees growing in the middle of a site cannot be retained without affecting the viability of a development site. Large scale replacement trees are encouraged to be integrated into the landscape design.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Is my understanding correct that the designation of RR-2B allows for a theoretical max FSR of 2.4, but that the approval being sought at this stage is solely the RR-2 B designation and not any specific variance of FSR up to the maximum? In other words, an FSR of 2.4 which would represent a variance is yet to be approved, and is not being specifically considered at the moment?

    Mason L asked almost 2 years ago

    Yes, it is correct in that the current application is seeking approval for a rezoning to the to RR-2B district schedule which sets out a maximum FSR. However, what is actually built may not be up to the maximum permitted FSR depending on building design, site constraints, etc. The specific building design and FSR will be determined later through a development permit process. The development permit proposal must comply with the district schedule i.e. no variance.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    The project site is shown within the eligibility map in appendix A of the SRP. Does this mean that eligibility has already been established for all areas highlighted, despite the locational criteria specified in section 2.4 of the SRP? I am unclear on if the two are related - given that the site in question is >400 meters from the nearest small neighbourhood shopping district and > 700 meters from the nearest large one. By the locational criteria alone, this site would not seem fully eligible. Is the eligibility of the site under the SRP still subject to approval, or has it been already established? If established, is there any mechanism for review/reassessment?

    Mason L asked almost 2 years ago

    As part of the updates to the Secured Rental Policy, City staff did a block-by-block analysis of locations that might be appropriate for rezonings to encourage new rental housing. The analysis resulted in the Appendix A map that was approved by Council. As noted in this appendix, other policy requirements beyond the locational criteria also apply to determine eligibility. This proposed rezoning is still subject to Council approval. Public comments, such as those received through this virtual open house, are summarized in a staff report to Council to consider in making its decision. Should Council decide to consider the application, a public hearing will be held and residents will have an opportunity to speak directly to Council. Please see Slide 4 in the City open house boards for more about the rezoning approval process.

  • Share on Facebook Share on Twitter Share on Linkedin Email this link

    Does the applicant and City know that there is insufficient daycare and childcare in the neighborhood currently and will not be able to handle the incr in families with this proposed building? There is 1 childcare facility open ONLY to children attending mcbride elementary or annex- and that facility already has a 3+ yr waiting list. There are 2 pre schools within 1 km of the proposed building, with one of them only offering 3 hours of childcare.

    J Kong asked almost 2 years ago

    The staff report on the rezoning application, which Council considers in making its decision, includes information on neighbourhood amenities including childcare facilities. Comments and concerns from the public are also summarized in the staff report to Council.