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I have listed a new property at 2206 33 SMITHE ST in Vancouver.
COOPERS LOOKOUT, a waterfront 1 bed + den home in Coopers Park neighbourhood. This SW EXPANSIVE WATER VIEW home is complimented with an open living & dining area, gourmet kitchen with SS appliances & breakfast bar,stone countertops, spacious den, large storage, private balcony perfect for your morning coffee. Enjoy the BEST amenities in the city at Club Esprit providing a fully equipped gym, indoor pool & hot tub, sauna/steam, yoga studio, recreational lounge with pool table, bowling alley & 24 hr concierge services! Within steps to the seawall & Coopers Park, Yaletown's shopping & dining, speedy transit. Your dream home awaits! 1 parking included. Open House Sat & Sun Nov, 1 & 2; 2-4pm
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Please visit our Open House at 2206 33 SMITHE ST in Vancouver.
Open House on Saturday, November 1, 2014 2:00 pm - 4:00 pm
COOPERS LOOKOUT, a waterfront 1 bed + den home in Coopers Park neighbourhood. This SW EXPANSIVE WATER VIEW home is complimented with an open living & dining area, gourmet kitchen with SS appliances & breakfast bar,stone countertops, spacious den, large storage, private balcony perfect for your morning coffee. Enjoy the BEST amenities in the city at Club Esprit providing a fully equipped gym, indoor pool & hot tub, sauna/steam, yoga studio, recreational lounge with pool table, bowling alley & 24 hr concierge services! Within steps to the seawall & Coopers Park, Yaletown's shopping & dining, speedy transit. Your dream home awaits! 1 parking included. Open House Sat & Sun Nov, 1 & 2; 2-4pm
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This loft at 550 Beatty just came to the market and is so unique that I had to share.  Exposed brick throughout, spiral staircase, private 400 sqft rooftop patio, exposed timber beams and a top of the line chefs kitchen.  This loft with over 1400 sqft would be great for someone who loves to host, works in the downtown area or a professional couple that really prides themselves on living in a unique workable space!  Listed just shy of a Million this home will be a dream come true for the right buyer.  Contact me for further details.  604-363-7858

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Vancouver is divided into numerous zoning districts.  Depending on where you are looking, your next home may be zoned for a variety of purposes and it is important to know what those are before entering into a contract.  Below is a list of possible zoning bylaws that are in play in Vancouver.  For a Vancouver city map you can also click here.

 

RS (One-Family District)


RS-1 and RS-1S
One-Family Dwelling Districts

The intent is to maintain the single-family residential character of the RS-1 District and, in the RS1S District, to conditionally permit two-family dwellings and encourage new development that is similar in character to development in the RS-1 District.

 

RS-1A
One-Family Dwelling District

The intent is to maintain the single-family residential character of the District, but also to conditionally permit in some instances one secondary suite or additional dwelling unit in a single-family residence.

 

RS-1B
One-Family Dwelling District (Riverside)

The intent is to maintain the single-family residential character of the District, but also to permit a second one-family dwelling on some sites.

 

RS-2
One-Family Dwelling District

The intent is primarily to maintain the single-family residential character of the District, but also to conditionally permit in some instances the conversion of large homes to contain additional accommodation, and some two-family and multiple-family dwellings.

 

RS-3 and RS-3A
One-Family Dwelling Districts

The intent is to preserve and maintain the single-family residential character of the RS-3 and RS-3A Districts in a manner compatible with the existing amenity and design of development, and to encourage new development that is similar in character to existing development in this District. Emphasis is placed on encouraging neighbourly development by preserving outdoor space and views and by ensuring that the bulk and size of new development is similar to existing development. Neighbourhood amenity is enhanced through the maintenance of healthy trees and planting which reflects the established streetscape. The RS-3 District permits a higher non-discretionary density than the RS-3A District.

 

RS-4
One-Family Dwelling District (Turner-Ferndale)

The intent is primarily to maintain the single-family residential character of the District, to conditionally permit, in some instances, the conversion of large homes to contain additional accommodation, and some two-family dwellings and to accommodate retention of an existing residential building where creation of a new lot is otherwise approvable.

 

RS-5 and RS-5S
One-Family Dwelling District
 
The intent is to maintain the existing single-family residential character by encouraging new development that is compatible with the form and design of existing development, and by encouraging retention and renovation of existing development. Emphasis is place on design compatibility with the established streetscape. neighbourhood amenity is intended to be enhanced through the maintenance and addition of healthy trees and plants. In the RS-5S District, two-family dwellings are conditionally permitted.

 

RS-6
One-Family Dwelling District 

The intent is to maintain the single-family residential character, to encourage a good standard of building design, materials, and landscape evelopment while allowing design diversity in new development and to encourage retention of existing housing stock. Neighbourhood amenity is enhanced through the maintenance of healthy trees and planting which reflects the established landscape.

 

RS-7S
One-Family Dwelling District 

The intent is to maintain the single-family residential character of the RS-7S District and, on typical smaller lots, to conditionally permit two-family dwellings and multiple conversion dwellings and, on larger lots, to conditionally permit multiple-family dwellings and infill. Neighbourhood amenity is enhanced through external design regulations.

 

RT (Two-Family Dwelling District)

 

RT-1
Two-Family Dwelling District

The intent is primarily to permit side-by-side two-family dwellings.

 

RT-2
Two-Family Dwelling District

The intent is to permit two-family dwellings and to conditionally permit, in some instances, low density multiple-family housing.

 

RT-3
Two-Family Dwelling District (Strathcona/Kiwassa)

The intent is to encourage the retention of neighbourhood and streetscape character, particularly through the retention, renovation and restoration of existing character buildings. Redevelopment is encouraged on sites with existing buildings of style and form which are inconsistent with the area's pre-1920 architecture. Emphasis is placed on the external design of additions to existing buildings and new buildings to encourage the preservation of the historic architectural character of the area. Floor area incentives are included to achieve the creation of affordable housing and the rehabilitation of original buildings which are important to the neighbourhood's character.

 

RT-4, RT-4A, RT-4N, RT-4AN, RT5, RT-5A, RT-5N and RT-5AN
Two-Family Dwelling Districts

The intent is to encourage the retention of exisiting residential structures and to encourage and maintain a family emphasis in the RT-4, RT-4N, RT-5 and RT-5N Districts emphasis is placed on the external design of all new buildings and additions being compatible with the historical character of the area, and on being neighbourly in scale and placement. In the RT-4A, RT-4AN, RT-5 and RT-5AN District this emphasis is limited to certain uses or, in RT-5A and RT-5AN Districts, to development seeking density relaxations. The RT-4N, RT-4AN, RT-5N and RT-5AN Districts require evidence of noise mitigation for residential development.

 

RT-6
Two-Family Dwelling District (Mount Pleasant)

The intent is to encourage the retention, renovation and restoration of existing residential buildings which maintain an architectural style and building form consistent with the area. Redevelopment is encouraged on sites with smaller buildings or buildings of architectural style and form which are inconsistent with the area. Emphasis is placed on requiring the external design of buildings and additions to buildings to follow the proportions, rhythm and details of architectural features of the area.

 

RT-7 and RT-8
Two-Family Dwelling Districts

The intent is to encourage the retention and renovation of existing buildings which maintain an architectural style and building form consistent with the historical character of the area. Redevelopment will be encouraged on sites where existing buildings are smaller, or do not contribute to this character. For renovations and additions, emphasis is placed on maintaining existing external architectural character; for new development, on compatibility in external character. In all cases, neighbourly building scale and placement is emphasized.

 

RT-9
Two-Family Dwelling District (Kitsilano Point)

The intent is to encourage new development with a diversity of character and neighbourly building scale and placement. The retention and renovation of existing buildings is also permitted on sites where buildings have historical or architectural merit.

RM (Multiple Dwelling District)

RM-2
Multiple Dwelling District

The intent is to permit low to medium density residential development, including low-rise apartment buildings, and to secure a higher quality of parking, open space and daylight access through floor area bonus incentives.

 

RM-3 and RM-3A
Multiple Dwelling Districts

The intent is to permit medium density residential development, including high-rise apartment buildings, and to secure a higher quality of parking, open space and daylight access through floor area bonus incentives.

 

RM-4 and RM-4N
Multiple Dwelling Districts

The intent is to permit medium density residential development, including a variety of multiple dwelling types, to encourage the retention of existing buildings and good design, and to achieve a number of community and social objectives through permitted increases in floor area. The RM-4N District requires evidence of noise mitigation for residential development.

 

RM-5, RM-5A, RM-5B and RM-5C 
Multiple Dwelling Districts (West End)

The intent is to permit a variety of residential developments and some compatible retail, office, service and institutional uses. Emphasis is placed on achieving development which is compatible with neighbouring development with respect to streetscape character, open spaces, view retention, sunlight access and privacy. The RM-5A, RM-5B and RM-5C Districts permit greater densities than RM-5.

 

RM-5
The additional intent of the RM-5 District is to require developments suited to families with children. The additional intent of the RM-5C District is to permit a greater range of uses.

 

RM-6
Multiple Dwelling District (West End)
The intent is to permit high density residential development and some compatible retail, cultural, recreational, service and institutional uses. Emphasis is placed on achieving development which recognizes the formal character of Georgia Street and is compatible with the West End residential character along Alberni Street.

 

FM-1
Multiple Dwelling District (Fairview Slopes)

The intent is to enhance the small-scale residential character of the Fairview Slopes neighbourhood by encouraging retention of the existing houses and permitting new low-profile residential development which may include some compatible commercial, light industrial, and ancillary uses, designed to optimize the amenities inherent in the topography and location of this neighbourhood.

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Unfortunately in Canada we have a thing called Tax.  You cannot get away from it.  As the old saying goes, Death and Taxes.  However in February of this year the government gave first time home buyers a break.  Previously all first time buyers were exempt from paying Property Transfer Tax (PTT) on all properties under $425,000.  Prices have obviously gone up over the years so the government has finally increased this amount up to $475,000.  Partial Exemptions exist from $475,000 to $500,000 and everything over the $500,000 mark will be hit with PTT.  The PTT is calculated at a rate of one percent on the first $200,000 and two percent on the remaining value of the purchase price.  If you have any questions regarding Property Transfer Tax or know of a first time buyer who is looking to get in the market do not hesitate to give me a call.  604-363-7858


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