EXECUTIVE SUMMARY
MULTIFAMILY DEVELOPMENT
Collingwood, Vancouver
OPPORTUNITY: Land already zoned for multifamily development; South to North comprising a block-deep lot
LOCATION: Close to Joyce Skytrain Station; West of Collingwood Village; Close to schools, restaurants, shops and transit; Minutes to Downtown Vancouver and Metrotown
LAND: 5 lot parcels equivalent to .52 acre approximately; Potential to build 26 townhomes
ZONING: CD-1
FSR: 1.20
CIVIC ADDRESS: 3235, 3241, 3255 and 3261 Clive Street and 3262 Vanness; all lots are side-by-side (Listed on MLS: V810589, v811666, v805467, v805160, v805478)
ASKING PRICE: $1.3M per lot parcel
CONTACTS: Tom Choy- 604-817-8000
tom@tomchoy.com
LISTING AGENT: Sutton Group West Coast(Van 49)
SELLER INSTRUCTION: Please do not disturb tenants
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CD-1 ZONING
Consolidated for Convenience Only
City of Vancouver Zoning and Development By-law
Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 604.873.7060
planning@vancouver.ca
CD-1 (219)
3235-3295 Clive Avenue
4914-4928 Spencer Street
3206-3254 Vanness Avenue
By-law No. 6322
(Being a By-law to Amend By-law 3575, being the Zoning and Development By-law)
Effective March 22, 1988
(Amended up to and including By-law No. 9414, dated December 12, 2006)
Guidelines:
Joyce Station Area
Guidelines for CD-1 By-law No. 6322
(Vanness Avenue & Rupert Street Site)
City of Vancouver
CD-1 (219) 3235-3295 Clive Ave./ Amended to By-law No. 9414
4914-4928 Spencer St./ 3206-3254 Vanness Ave. 1 December 12, 2006
1 [Section 1 is not reprinted here. It contains a Standard clause amending Schedule D (Zoning
District Plan) to reflect this rezoning to CD-1.]
2 The area shown included within the heavy black outline on Schedule “A” is rezoned to CD-1,
and the only uses permitted within the said area, subject to such conditions as Council may by
resolution prescribe, including design guidelines, and the only uses for which development
permits will be issued are:
(a) One-family dwelling or one-family dwelling with secondary suite, subject to the
regulations that would apply if located in the RS-1 District; [9414; 06 12 12]
(b) Two-family dwelling, subject to the RT-2 District Schedule regulations, provided that the
development site consists of a lot left at the end of a block and beside a proposed multiple
dwelling, or a lot left between an existing and a proposed multiple dwelling;
(c) Multiple dwelling;
(d) Accessory uses customarily ancillary to the foregoing;
(e) Convenience commercial retail (which means any retail store, business or retail-type
service activity, which caters primarily to local pedestrian traffic, provided that such use
shall not include the sale or rent of sex-oriented products), when substituted for
residential floor area pursuant to section 3.4 below.
3 Floor Space Ratio
3.1 The maximum floor space ratio for a one-family dwelling or one-family dwelling with
secondary suite, calculated as if located in the RS-1 District, shall be 0.60. [9414; 06 12 12]
3.2 The maximum floor space ratio for a two-family dwelling, calculated in accordance with the
RT-2 District Schedule, shall be 0.60.
3.3 The maximum floor space ratio for multiple dwellings, calculated as if located in the RM-4N
District, shall be 1.20, except that:
(a) where the development site consists of a lot left at the end of a block and beside a
proposed multiple dwelling, or a lot left between an existing and a proposed multiple
dwelling, and has a minimum site area of 372 m² (4,004 sq. ft.), the maximum floor space
ratio shall be 0.75; and
(b) the following shall also be excluded from the floor space ratio calculation:
(i) enclosed balconies and other features designed to reduce transit noise, provided the
Director of Planning first approves the design of any such feature, and provided
further that the total area of all such enclosures and other features does not exceed
eight percent of the permitted floor area; and
(ii) the following ancillary amenity facilities for the social and recreational enjoyment
of the residents provided that the area of such excluded facilities does not exceed
20 percent of the allowable floor space:
• saunas;
• tennis courts;
• swimming pools;
• squash or racquetball courts;
• gymnasium and workout rooms;
• games and hobby rooms;
• other related indoor uses of a social or recreational nature which in the opinion
of the Director of Planning are similar to the above.
Note: Information included in square brackets [ ] identifies the by-law numbers and dates for the
amendments to By-law No. 6322 or provides an explanatory note.
City of Vancouver
CD-1 (219) 3235-3295 Clive Ave./ Amended to By-law No. 9414
4914-4928 Spencer St./ 3206-3254 Vanness Ave. 2 December 12, 2006
3.4 Where any site consists of or includes the legal parcel adjoining Rupert Street, a maximum of
186 m² (2,000 sq. ft.) of convenience commercial retail floor space may be substituted for an
equal amount of residential floor area, provided that:
(a) the convenience commercial retail floor area is located on the ground floor and oriented
towards Rupert Street; and
(b) the convenience commercial retail floor area is wholly situated within 30.2 m (99 ft.) of
the site boundary abutting Rupert Street.
3.5 Where exterior walls greater than 152 mm in thickness have been recommended by a Building
Envelope Professional as defined in the Building By-law, the area of the walls exceeding
152 mm, but to a maximum exclusion of 152 mm thickness, shall be excluded in the
computation of floor space ratio, except that this section shall not apply to walls in existence
prior to March 14, 2000. [8169; 00 03 14]
4 Site Area
The minimum site area for a multiple dwelling shall be 790 m² (8,500 sq. ft.), except as
specified in clause (b) of section 3.3.
5 Dwelling Unit Density
A maximum of three units shall be permitted in a multiple dwelling on a development site
consisting of a lot left at the end of a block and beside a proposed multiple dwelling, or a lot
left between an existing and a proposed multiple dwelling.
6 Height
6.1 The maximum building height for a one-family dwelling or one-family dwelling with
secondary suite or a two-family dwelling, measured above the base surface, shall be the lesser
of 9.2 m (30 ft.) or 2 ½ storeys. [9414; 06 12 12]
6.2 The maximum building height for a multiple dwelling containing three dwellings, measured
above the base surface, shall be 9.2 m (30 ft.), except that the Director of Planning may permit
a height up to 10.7 m (35 ft.) on the northerly portion of the site where he is satisfied that the
proposed development will provide a good relationship with the development on adjoining
sites.
6.3 The maximum building height for a multiple dwelling containing four or more dwellings,
measured above the base surface, shall be 9.2 m (30 ft.), except that the Director of Planning
may permit a height up to 11.9 m (39 ft.) on the northerly portion of the area outlined on
Schedule “A” where he is satisfied that the proposed development will provide a good
transition between the ALRT guideway and the scale of one-family dwellings adjacent to the
site across Clive Avenue and across the lane between Rupert and Spencer Streets.
7 Acoustics
All development permit applications require evidence in the form of a report and
recommendations prepared by a person trained in acoustics and current techniques of noise
measurement, demonstrating that the noise levels in those portions of the dwelling units listed
below do not exceed the noise level set opposite such portions. For the purposes of this section,
the noise level is the A-weighted 24-hour equivalent (Leq) sound level and is defined simply as
noise level in decibels.
Portions of dwelling units Noise levels (Decibels)
bedrooms 35
living, dining, recreation rooms 40
kitchen, bathrooms, hallways 45
[7515; 96 01 11]
City of Vancouver
CD-1 (219) 3235-3295 Clive Ave./ Amended to By-law No. 9414
4914-4928 Spencer St./ 3206-3254 Vanness Ave. 3 December 12, 2006
8 Off-street Parking
8.1 Off-street parking shall be provided, developed and maintained in accordance with the
provisions of the Parking By-law except as follows:
(a) for multiple dwellings containing three dwellings a minimum of three spaces shall be
provided;
(b) for multiple dwellings containing more than three dwellings no less than the greater of
one space per unit or one space per 70 m² (753 sq. ft.) of gross floor area shall be
provided;
(c) for units designated solely for families of low income under the provisions of the
National Housing Act - a minimum of 1 space for every dwelling unit shall be provided;
(d) for commercial uses - spaces shall be located in such a manner as to ensure the privacy of
residential units within the proposed development and on adjacent lands.
8.2 Off-street parking spaces required for multiple dwellings shall be provided underground, except
that spaces required for senior citizens’ housing and parking for visitors may be surface
parking.
9 Vehicular Access
Vehicular access to parking shall be provided from Vanness Avenue or McHardy Street for that
portion of the site between McHardy and Spencer Streets, and from the lane between Spencer
and Rupert Streets for the balance of the site.
10 Off-street Loading
Off-street loading shall be provided, developed and maintained in accordance with the
provisions of the Parking By-law.
11 Stormwater Storage
No development permit shall be issued for any development which will:
(a) have the effect of reducing the pervious area of the site; and
(b) result in the site having a pervious area of less than 50% of the site area;
until the property owner has entered into a covenant or other instrument satisfactory to the
Director of Legal Services to ensure compliance with the following:
(c) a stormwater storage system shall be constructed on the site which:
(i) provides a minimum storage capacity equal to the depth of 5.6 millimetres over the
entire site; and
(ii) includes a device to restrict the maximum stormwater flow from the site into the
public sewer to 54.0 litres per second per hectare;
(d) the stormwater storage system shall be designed and inspected by a Professional Engineer
registered in the Province of B.C. who shall certify that the system is designed and
constructed in accordance with the minimum standards set out in clause (c) above;
(e) maintenance of the stormwater storage system shall be the responsibility of the property
owner; and
(f) the property owner shall enter into a release and indemnity agreement with the City, to
the satisfaction of the Director of Legal Services, regarding the stormwater storage
system.
12 [Section 12 is not reprinted here. It contains a standard clause including the Mayor and City
Clerk's signature to pass the by-law and certify the by-law number and date of enactment.]
City of Vancouver
CD-1 (219) 3235-3295 Clive Ave./ Amended to By-law No. 9414
4914-4928 Spencer St./ 3206-3254 Vanness Ave. 4 December 12, 2006
Schedule A
By-law No. 6322 being a By-law to amend By-law No. 3575, being the Zoning and Development By-law
The property shown below ( ▬ ) outlined in black is rezoned from RS-1 to CD-1
For more information, please call Tom Choy at 604-817-8000
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