1265-1281 Kingsway rezoning application

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We would like your feedback on a rezoning application at 1265-1281 Kingsway. The proposal is to allow for the development of a 6-storey mixed-use building. The zoning would change from C-2 (commercial) to CD-1 (comprehensive development). The proposal includes:

  • 43 secured market rental residential units
  • Commercial use at grade
  • Floor space ratio (FSR) of 3.70
  • Floor area of 3,962.7 sq. m (42,653.9 sq. ft.)
  • Maximum height of 20.9 m (68.6 ft.)
  • 51 vehicle parking spaces and 89 bicycle parking spaces

The application is being considered under the Secured Rental Policy.

In response to COVID-19 (Coronavirus), we will be holding an extended online question and answer (Q&A) period in place of an in-person open house for this project. Check back soon for virtual open house dates.



Virtual open house: June 15 to July 5, 2020

Browse the video walkthrough and documents, then ask questions and send your comments below.


View all documents

We would like your feedback on a rezoning application at 1265-1281 Kingsway. The proposal is to allow for the development of a 6-storey mixed-use building. The zoning would change from C-2 (commercial) to CD-1 (comprehensive development). The proposal includes:

  • 43 secured market rental residential units
  • Commercial use at grade
  • Floor space ratio (FSR) of 3.70
  • Floor area of 3,962.7 sq. m (42,653.9 sq. ft.)
  • Maximum height of 20.9 m (68.6 ft.)
  • 51 vehicle parking spaces and 89 bicycle parking spaces

The application is being considered under the Secured Rental Policy.

In response to COVID-19 (Coronavirus), we will be holding an extended online question and answer (Q&A) period in place of an in-person open house for this project. Check back soon for virtual open house dates.



Virtual open house: June 15 to July 5, 2020

Browse the video walkthrough and documents, then ask questions and send your comments below.


View all documents

Q&A is available from June 15 to July 5, 2020.

Q&A replaces in-person open houses, which are on hold due to COVID-19 (Coronavirus).

We post all questions as-is and reply here within two business days. To find out when we reply to your questions, sign in or register.

To make a comment instead, use the comment form.

Q&A

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    As city council is soon to consider allowing these forms outright in C-2 zones, why did the applicant feel the need to proceed with this lengthy review process?

    Silent_Echo asked 3 days ago

    This rezoning application was submitted to the City before details in the proposed C-2 zones had been finalized. 

    If approved by Council, the updated C-2 zones would become active later this year. Applicants could then choose to opt out of the rezoning process and progress straight to a development permit process.

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    What is planned for 1255-59 Kingsway, immediately adjacent to the west of the subject site? There is no signage at these addresses nor any reference on the City's web site yet the applicant's drawings show a 6(?) storey site at this location.

    WhyKidOurselves asked 4 days ago

    The adjacent site at 1247 Kingsway has a rezoning application that is currently under review by City staff.
     A link to more information on this application is here: https://rezoning.vancouver.ca/applications/1247kingsway/index.htm

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    How does the height of this building compare to the existing condo building at the west end of the block (1207-1239 Kingsway)? I realize there are numbers given in the background report, but I don't know how to work with these to derive a comparison. Thank you.

    WhyKidOurselves asked 4 days ago

    The existing four-storey buildings to the west of the site at 1207 Kingsway are approximately 12 m tall (39 ft.).
    If approved, the proposed six-storey building at 1265-1281 Kingsway would have a maximum height of 20.9 m (68.6 ft.).

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    re Commercial at grade: With so many small businesses in Vancouver already facing extinction because of high rents (even pre-COVID business loss), there seems a great likelihood that in all the new Kingsway developments, we will see empty storefronts. Has the Planning Dept considered some radical re-thinking such as ground floor spaces amenable to daycares or school classrooms (obviously in concert w/ VSB) -- or for that matter, why not have grade level residences?

    WhyKidOurselves asked 4 days ago

    In typical By-laws that would apply to sites such as this, there is flexibility to include a range of uses at the ground floor. Both daycare and education uses are permitted in many of the recent developments along Kingsway. 

    Residential uses are currently not permitted on the street frontage, but are allowed on the ground floor along the rear of the building. 

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    re Commercial at grade: For years, the retail sector along Kingsway has been described as "Nails and Noodles". How many more salons and ethnic restaurants are sustainable in this area?

    WhyKidOurselves asked 4 days ago

    If approved, the proposed by-law that would apply to this site allows for a wide range of commercial uses at the ground floor level. Potential uses on this site are not restricted to salons and restaurants.

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    Is the developer required to make any contributions to the neighbourhood? (CAC, DAC) No doubt this information is included in the package but it's easier to ask (as I would at an in-person open house).

    WhyKidOurselves asked 4 days ago

    The applicant is required to pay a Development Cost Levy based on the commercial floor area of the proposal. In projects such as this where 100% of the residential floor space is rental, the applicant is not required to make Development Cost Levy payments on the residential floor area of the building. In order to waive this payment, the applicant must comply with maximum unit sizes and rental costs to assist with unit affordability. 

    More information can be found here:

    https://bylaws.vancouver.ca/bulletin/bulletin-rental-incentive-programs.pdf

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    Why are there so many parking spaces when this location is close to downtown, is located along a bus route, and the bike routes in this neighbourhood have been touted as desirable in other applications?

    WhyKidOurselves asked 4 days ago

    Given the accessible location of this site, the applicant has been allowed to reduce the number of car parking spaces provided with submission of a Transportation Demand Management Plan. These plans require a set of strategies to be implemented that encourage sustainable transportation choices for residents. 

    More information can be found here: https://vancouver.ca/your-government/parking-bylaw.aspx

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    Considering that the Urban Design Panel has already supported a similar development at 1247 Kingsway, is it necessary for this project to face a similar review? To me that would feel like a waste of time and resources.

    Tavia asked 4 days ago

    This rezoning application will not be required to attend the Urban Design Panel. Feedback from the Urban Design Panel assessment of 1247 Kingsway on March 4 has been considered in the review of this proposal.

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    Are there plans to work with the school board to lobby for a new building at the in-catchment school? At this point, there aren’t enough spaces at the school for the existing catchment residents. So while the rent in this new building would be affordable, families would not have access to the school. This is a problem with every new building in the city and in my opinion, no more buildings should be permitted unless the local school has been adjusted to accommodate the growing community.

    Alison asked 15 days ago

    The City of Vancouver shares information on rezoning applications with the Vancouver School Board to assist in producing forecasts for enrolment numbers. Where necessary, these forecasts then inform new school building projects. 

    The current school board forecast indicates that enrolment numbers at Dickens Elementary have peaked and will decline in the short term. As a result, there are currently no plans to expand Dickens Elementary. 

    Enrolment capacity does currently exist at the nearby locations of McBride Elementary and Selkirk Elementary.