2244-2280 W 6th Ave rezoning application

Revised Application (July 7, 2025)
This application has been revised. Overall, the proposal has been revised to remove the podium, which is replaced with a two-storey lobby and amenity space. Two 22-storey towers are proposed as opposed to two 20-storey towers over a four-storey podium. Further information is noted below.

The City of Vancouver has received an application to rezone the subject site from RM-4 (Multiple Dwelling) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of two 22-storey rental residential buildings and includes:

416 units with 20% of the floor area for below-market units;
A floor space ratio (FSR) of 6.5;
A building height of 74.4 m (244 ft.) with additional height for rooftop amenity space; and
An Enhanced Open Space Setback (EOSS) along West 6th Avenue.

This application is being considered under the Broadway Plan.

The City’s Tenant Relocation and Protection Policy applies to this site. This policy provides assistance and protections to eligible renters impacted by redevelopment activity. To learn more visit: vancouver.ca/protecting-tenants.

Previous Application (December 19, 2024)
The City of Vancouver has received an application to rezone the subject site from RM-4 (Multiple Dwelling) District to CD-1 (Comprehensive Development) District. The proposal is to allow for the development of two 20-storey residential rental buildings that include:

416 units with 20% of the floor area for below-market units;
A floor space ratio (FSR) of 6.5; and
A building height of 66.75m (219 ft) with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

416 units with 20% of the floor area for below-market units;
A floor space ratio (FSR) of 6.5;
A building height of 74.4 m (244 ft.) with additional height for rooftop amenity space; and
An Enhanced Open Space Setback (EOSS) along West 6th Avenue.

This application is being considered under the Broadway Plan.

416 units with 20% of the floor area for below-market units;
A floor space ratio (FSR) of 6.5; and
A building height of 66.75m (219 ft) with additional height for rooftop amenity space.

This application is being considered under the Broadway Plan.

Application drawings and statistics are posted as-submitted to the City. Following staff review, the final project statistics are documented within the referral report.

Q&A

The opportunity to ask questions through the Q&A is November 12 to November 25, 2025.

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 Q&A period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

Share The Broadway Plan is crystal clear that non–social-housing developments must be consistent with the existing scale and character of their surroundings. This site is surrounded by 3–6-storey homes and heritage buildings, not towers. Previous City responses to Broadway Plan queries have suggested that “context” is only one of several factors considered under the Plan. But Section 11.2.1 explicitly defines scale and character consistency as a requirement,not an optional guideline balanced against other objectives. So I’d like staff to clarify: On what basis specifically, is a 25-storey tower on a local residential side street considered “consistent with existing context” under the Broadway Plan? Please cite the specific clause that permits staff to override this condition for a non-social-housing proposal. Thank you. on Facebook Share The Broadway Plan is crystal clear that non–social-housing developments must be consistent with the existing scale and character of their surroundings. This site is surrounded by 3–6-storey homes and heritage buildings, not towers. Previous City responses to Broadway Plan queries have suggested that “context” is only one of several factors considered under the Plan. But Section 11.2.1 explicitly defines scale and character consistency as a requirement,not an optional guideline balanced against other objectives. So I’d like staff to clarify: On what basis specifically, is a 25-storey tower on a local residential side street considered “consistent with existing context” under the Broadway Plan? Please cite the specific clause that permits staff to override this condition for a non-social-housing proposal. Thank you. on Twitter Share The Broadway Plan is crystal clear that non–social-housing developments must be consistent with the existing scale and character of their surroundings. This site is surrounded by 3–6-storey homes and heritage buildings, not towers. Previous City responses to Broadway Plan queries have suggested that “context” is only one of several factors considered under the Plan. But Section 11.2.1 explicitly defines scale and character consistency as a requirement,not an optional guideline balanced against other objectives. So I’d like staff to clarify: On what basis specifically, is a 25-storey tower on a local residential side street considered “consistent with existing context” under the Broadway Plan? Please cite the specific clause that permits staff to override this condition for a non-social-housing proposal. Thank you. on Linkedin Email The Broadway Plan is crystal clear that non–social-housing developments must be consistent with the existing scale and character of their surroundings. This site is surrounded by 3–6-storey homes and heritage buildings, not towers. Previous City responses to Broadway Plan queries have suggested that “context” is only one of several factors considered under the Plan. But Section 11.2.1 explicitly defines scale and character consistency as a requirement,not an optional guideline balanced against other objectives. So I’d like staff to clarify: On what basis specifically, is a 25-storey tower on a local residential side street considered “consistent with existing context” under the Broadway Plan? Please cite the specific clause that permits staff to override this condition for a non-social-housing proposal. Thank you. link

The Broadway Plan is crystal clear that non–social-housing developments must be consistent with the existing scale and character of their surroundings. This site is surrounded by 3–6-storey homes and heritage buildings, not towers. Previous City responses to Broadway Plan queries have suggested that “context” is only one of several factors considered under the Plan. But Section 11.2.1 explicitly defines scale and character consistency as a requirement,not an optional guideline balanced against other objectives. So I’d like staff to clarify: On what basis specifically, is a 25-storey tower on a local residential side street considered “consistent with existing context” under the Broadway Plan? Please cite the specific clause that permits staff to override this condition for a non-social-housing proposal. Thank you.

crashkate asked 3 days ago

Thank you for your question. 2244-2280 West 6th Avenue is located in the Kitsilano North - Area B (KKNB) sub-area of the Broadway Plan. The policies outlined in this sub-area (section 8.2) are the main framework staff use to evaluate the rezoning application. Section 11.2.1 which you mention in your question speaks to the maximum density for multiplexes and townhouses, so that's not a section we refer to when evaluating tower proposals. The KKNB sub-area allows tower forms on sites with a minimum frontage of 150 feet. Non-tower forms (3-6 storey buildings) are permitted on sites where a tower cannot be achieved due to lot conditions or tower limit policies. In this case, the applicant chose to propose towers as the site meets the criteria for tower forms.

You are correct that surrounding context is one thing staff consider when evaluating rezoning applications. We also consider the emerging character of the neighbourhood and the policy directions of the specific sub-area, as well as architectural guidelines for the proposed building form (e.g. section 11.4 for mid- to high-rise apartment). The KKNB sub-area does not have a specific requirement that rezoning applications must be consistent with existing scale and character. The building design is currently under review and there may be conditions of approval in the final Council report to improve the contextual fit and architectural expression through the development permit process. The rezoning process secures the overall form of development (building height, density, placement), and the more detailed review of building architecture occurs at the development permit phase, if Council approves the rezoning.
Share Please provide information on number of parking spaces that will be incorporated into this proposed development. With 416 units, most likely occupied by an average of 2 people per unit, parking is an important component to the development and a major concern to local residents in a neighborhood that currently has very limited street parking available. Speaking as a retired real estate developer, who was required to stiputate the number of parking stalls in all our development applications, I find it surprising and somewhat suspicious that the NOTICE OF RESONING APPLICATION "doesn't" include any reference to parking inclusions. on Facebook Share Please provide information on number of parking spaces that will be incorporated into this proposed development. With 416 units, most likely occupied by an average of 2 people per unit, parking is an important component to the development and a major concern to local residents in a neighborhood that currently has very limited street parking available. Speaking as a retired real estate developer, who was required to stiputate the number of parking stalls in all our development applications, I find it surprising and somewhat suspicious that the NOTICE OF RESONING APPLICATION "doesn't" include any reference to parking inclusions. on Twitter Share Please provide information on number of parking spaces that will be incorporated into this proposed development. With 416 units, most likely occupied by an average of 2 people per unit, parking is an important component to the development and a major concern to local residents in a neighborhood that currently has very limited street parking available. Speaking as a retired real estate developer, who was required to stiputate the number of parking stalls in all our development applications, I find it surprising and somewhat suspicious that the NOTICE OF RESONING APPLICATION "doesn't" include any reference to parking inclusions. on Linkedin Email Please provide information on number of parking spaces that will be incorporated into this proposed development. With 416 units, most likely occupied by an average of 2 people per unit, parking is an important component to the development and a major concern to local residents in a neighborhood that currently has very limited street parking available. Speaking as a retired real estate developer, who was required to stiputate the number of parking stalls in all our development applications, I find it surprising and somewhat suspicious that the NOTICE OF RESONING APPLICATION "doesn't" include any reference to parking inclusions. link

Please provide information on number of parking spaces that will be incorporated into this proposed development. With 416 units, most likely occupied by an average of 2 people per unit, parking is an important component to the development and a major concern to local residents in a neighborhood that currently has very limited street parking available. Speaking as a retired real estate developer, who was required to stiputate the number of parking stalls in all our development applications, I find it surprising and somewhat suspicious that the NOTICE OF RESONING APPLICATION "doesn't" include any reference to parking inclusions.

MarkD asked 2 days ago

The applicant has proposed a total of 141 parking spaces. The parking statistics are included on page 10 of the rezoning booklet: https://rezoning.vancouver.ca/applications/2244-2280-w-6-ave/architectual-drawings.pdf#page=10

Page last updated: 12 Nov 2025, 08:57 AM

2244-2280 W 6th Ave rezoning application

Q&A

Key dates

Location

Revised application documents

Previous application documents

Applicable plans and policies

About rezoning

Contact applicant

Contact us