Location: 5090 1 Avenue

File Number: LU009726
Applicant: Hardeep Bassi, Bassi Properties

Application Update: May 20, 2026

An application resubmission has been received. Updated project documents can be found under Revised Application Documents in the Application Details tab, and project information has been updated below:

Please note, while the online survey has closed you can still reach out to planning staff with any questions or comments with regards to the proposal via phone or email with the contact information provided on this webpage. Comments provided until June 1st, 2026 will still be included in the Consultation Summary provided to Council in a future Council Report. Comments received after June 1st, 2026 will still be received, but not included within the Council Report summary.

Application Overview

The original application was presented for public review and feedback starting in October 2025. A Public Information Meeting was held on November 27, 2025. Following receipt of application feedback from staff the applicant has revised the application with key changes, as follows:

  • Decreased the number of proposed dwelling units from 35 to 27 units*
  • Amended dwelling types from 5 four-unit and 5 three-unit houseplexes
  • Increased the maximum building heights to a roof ridge from 9.5 m to 10.5 m and to a mid-roof from 8 m to 9 m.
  • Addition of a private lane for dwelling unit access between 1 Avenue and Walker Avenue
  • Increased the number of parking spaces per dwelling unit from 1 to 2 spaces
    • to 1 three-unit and 3 four-unit houseplexes and 6 duplexes:

    Additional information on the revised application is provided below:

  • 10 small scale residential lots;
    • Lot sizes ranging from 468 m2 to 911 m2;
    • Maximum allowable floor space ratios ranging from 0.54 to 1.08;
      • Houseplex units have no floor area exemptions for attic and garage floor area.
    • Minimum setbacks per lot:
      • Front - ranges from 6 m to11.5 m
      • Sides - 1.5 m and 3.5 m to interior private lane
      • Rear – 7.5 m
    • Maximum building heights:
      • To roof ridge 10.5 m
      • To mid-roof 9 m
    • 54 residential parking spaces (2 spaces per dwelling unit)
    • 2 visitor parking spaces
    • New road dedication is required to connect the east and west portions of Wallace Avenue and complete the cul-de-sac on the east end of Walker Avenue. Houseplex units will be accessed from a proposed private lane from 1 Ave to the cul-de-sac on Walker Avenue.

    • This development proposal is consistent with the new Official Community Plan Bylaw 8400, 2024 designation of Small-Scale Residential (SSR) intended for ground-oriented housing forms in existing residential neighborhoods. Under new Provincial legislation, a public hearing must not be held for zoning bylaw amendments for residential or mixed-use applications that are consistent with the OCP.

    *Under Provincial Small Scale Multi-Unit Housing (SSMUH) legislation up to 4 units would be possible on each lot

    Applications Required:

    This development proposal includes applications for:

    • Rezoning from Single Detached Residential 1 (RS1) to a Comprehensive Development Zone (CD); and
    • Subdivision from one lot into ten lots.

    Please note that this application has not gone to Council for consideration; therefore, aspects of the proposal may change as the application proceeds through the review process. Images are depicted as renderings.

    What We Heard:

    As part of the development review process all public feedback received is reviewed at several stages throughout the application process and summarized for the applicant to consider and provide a response. Below is a summary of the five main themes that we have heard from public feedback received to date:

    1. Neighbourhood Character and Scale
      • The number and size of proposed lots and units, and overall density has been identified as too significant a change for the neighbourhood.
      • Fewer lots would be more appropriate.
    1. Parking
      • The amount of parking proposed is insufficient for the area and density.
      • Poor transit access and lack of proximity to community services would likely produce higher parking demand.
    1. Traffic and Congestion
      • Concerns were expressed about increased traffic volumes and the implications for road safety, emergency access, and pedestrian conditions.
    1. Tree Removal and Environmental Impact
      • Concern about the removal of a significant number of mature trees and the impacts to wildlife and the environment.
    1. Lack of adequate services and infrastructure to support higher density
      • Concerns about the strain on existing community infrastructure given the significant increase in density across the site.

    The applicant has responded to the public feedback received and the key themes from public consultation for this application by revising the proposed development. Revised application documents and drawings can be found under Revised Application Documents.